Private Provider Plan Review and Inspection Support

Property owners electing to use a private provider to provide building code inspection services shall notify the local building official in writing at the time of permit application, that a private provider has been contracted to perform the required plan review and/or inspections of construction under this section, including single-trade inspections, on a form to be provided by the Florida Building Commission.

Private providers may review plans and perform inspections within the Florida Building Code for the following disciplines: Building, Roofing, Structural, Electrical, Mechanical and Plumbing. All other disciplines (Zoning, Fire, Public Works, etc.) are outside the purview of the private provider and will be performed by Miami-Dade County.

When electing to use a private provider, a Notice to Building Official (NTBO) form provided by the Commission must be submitted. An Owner may elect to use a private provider at the time of permit application; however, the private provider is recognized only after a “Notice to Building Official” is submitted. A fee owner may also notify the use of a private provider by 2 p.m. local time, two business days before the first scheduled inspection. PLEASE NOTE: If Miami-Dade County completes an inspection prior to any notification of electing a private provider, the private provider option is no longer available. After construction has commenced, the fee owner may elect to use a private provider on single trade permits, for single-family, or two-family residences, by notifying the local Building Official of the intention to do so before the next scheduled inspection. It is important to note, work cannot commence prior to the issuance of a permit.

Changing the private provider during plan review and prior to permit issuance. If a fee owner wishes to change the current private provider to complete the plan reviews and issue the appropriate affidavits prior to permit issuance, the fee owner must secure another private provider to perform the reviews and assume all responsibilities. The incoming private provider firm must be registered and provide the Notice to Building Official, Plan Compliance Affidavits, and Plan Review Logs.

Changing the private provider for plan review after permit issuance. If a fee owner wishes to change the current private provider after permit issuance, the fee owner must secure another private provider to assume the responsibilities for plan reviews of any revisions or deferred drawings to the approved permit documents.  The incoming private provider firm must be registered and provide the Notice to Building Official, Plan Compliance Affidavits and Plan Review Logs for any revised or deferred document, and Plan Review Logs through a revision process.

Changing the private provider during inspections. If a fee owner wishes to change the current private provider to complete the inspections and issue the final compliance affidavits, the fee owner must secure another private provider to assume responsibility over the remainder of the project. The incoming private provider firm must be registered and provide the Notice to Building Official through a revision process.

Transition process for changing private providers during inspections:

• Incoming private provider must submit a completed Application for Plan Revision (blue form):
  • Description of the revision
  • A completed Contact Sheet
• The outgoing private provider must submit any pending inspection reports to the incoming private provider.
• The incoming private provider must account for all required inspections, whether previously submitted to the building official or pending to be submitted, up to the current phase of construction.
• The incoming private provider would submit all pending required inspections performed by the outgoing private provider along with a statement affirming that all inspections have been accounted for up to the current phase of construction.
• The incoming private provider may resume inspections once approved, and the permit holder must continue to request all required inspections through the County’s inspection portal.

• The Private Provider Plan Compliance Affidavit - This form assures the Building Official that submitted plans comply with the Florida Building Code and local technical amendments. A separate affidavit with a corresponding log of approved plan sheets must accompany each plan submission (new, revisions, or reworks) under the Professional Certification Program for Plan Review and Inspections 
• Private Provider Log of Approved Documents - This form accompanies the Private Provider Plan Compliance Affidavit 
• Additional Private Provider Log of Approved Documents - Use this form if you need additional space to log your approved documents.

Pursuant to Florida Statute 553.791 

• Private providers must perform all inspections required by the Florida Building Code
• The contractor must request all inspections using Miami-Dade County online portal before 4 p.m. for the next business day
• Private providers must provide inspection results within four business days following their inspection. Inspection reports may be submitted via email to [email protected]
• The private provider must report to the Building Official any conditions that pose an immediate threat to public safety and welfare. The Building Official may issue a stop-work order if a threat to public safety or welfare exists
• Once inspections are completed and prior to requesting a certificate of occupancy or certificate of completion, the private provider must submit a certificate of compliance for each trade
• Private providers must adhere to the issuance of subsidiary permits and approved shop drawings before performing related inspections
• Code required forms such as but not limited to, elevation certificates, special inspector affidavits, etc. must be collected and submitted at the appropriate inspection by the private provider’s duly authorized representative and submitted to the County within four business days of the inspection

To request an inspection, the contractor must have the permit number and three-digit inspection code. Inspection codes can be found on the Permit Card or on this list of inspection codes.

• Schedule online 
• Contact the Permit Counter at 786-315-2100

Upon completing each required inspection, the private provider shall record such inspections using the form provided by the Commission. The form must bear the original written or electronic signature of the duly authorized representative. These inspection records shall reflect those inspections required by the applicable codes of each phase of construction for which permitting by a local enforcement agency is required. The private provider, upon completion of the required inspection, shall post each completed inspection record, indicating pass or fail, and provide the record to the local building official within four business days.

Inspection Forms

• Inspection Report form provided by the Commission – Submit this form for each inspection by the duly authorized representative within four business days.
• Certificate of Compliance - This form, signed by the provider, confirms inspections comply with approved plans and relevant codes. This form is only submitted once, at the end for each permit, and is provided by the Florida Building Commission, available at floridabuilding.org

Required inspection forms may be submitted to [email protected]