Certificate of Occupancy and Certificate of Use

Certificate of Occupancy/Completion

A Certificate of Occupancy/Completion (CO/CC) validates that a building (or renovation project) has been completed in compliance with applicable code(s).

A Certificate of Occupancy (CO) is issued for new construction, remodeling, renovation or change of use (i.e., new structure or addition, removing internal walls or change of use from a school to a restaurant).

A Certificate of Completion (CC) is issued for standalone fences, windows, similar permits and shell buildings. For smaller projects like a fence installation, a CO or CC is not required, but can be requested.

To receive a CO/CC, a fee is required along with approved inspections and completion holds. A Certificate of Occupancy is a prerequisite to obtaining a Certificate of Use.

The Online Certificate of Occupancy/Completion allows you to apply, print and search CO/CC history for a property using the address, certificate and/or permit number.

Email RER-SPA@miamidade.gov or call 786-315-2100 for further assistance.

Certificate of Use

The Certificate of Use, often known as a CU, confirms that the business is allowed in the zoning district where it is located. Additionally, it is evidence that the structure has obtained the proper CO for the proposed type of use/occupancy and complies with the following requirements:

Local zoning and environmental ordinances
The Florida Fire Prevention Code
The Florida Building Code.

Prior to opening any business in unincorporated Miami-Dade County, a CU must be obtained. Starting a business without obtaining a CU may result in a fine and the issuance of a ticket to both the business owner as well as the property owner. A CU is required when an industrial or commercial building is erected, altered, or enlarged, or an existing building goes through a change of occupancy, name, or type of business. Shell or envelope buildings will obtain CC upon approval of the final inspection and do not require a CU. When they are ready for occupancy, they will need to obtain a CO through a building permit. After that, applicants can process their CU.

When it comes to opening a business in a new location, you must verify the business address information with the Zoning Section to determine the following:

If your proposed business is permissible at the subject location
If it is required to establish the use/occupancy at the location or an area at the location. Visit the section below for the guidelines to Establish Use/Occupancy for your new business.

Once you obtain the CU for your business, the next step will be to obtain your business Local Business Tax. There is a difference between a CU and a Local Business Tax. The CU allows for the occupancy of a structure as well as certifying that the use is permitted. A Local Business Tax (formerly known as Occupational License) is a tax on business activity.

For Local Business Tax details, visit the Tax Collector's Office.

To search for Certificates of Use and/or check the status of a CU application, visit the portal and enter your process number in the search. To search by address, select "Advanced Search" and enter an address to see if a property has an issued Certificate of Use.

For assistance, you must create an account and register through the online registration system, MeetQ, to meet with Zoning staff. Consults can be scheduled in-person, by phone or virtually on the specified days and times listed on the MeetQ homepage. For further assistance, email RER-CUINFO@miamidade.gov or call 786-315-2660.

How do I obtain a CO/CC?
Once your final inspection has been approved and the applicable completion holds satisfied, you may apply, print or view certificates online at Certificate of Occupancy/Completion.

Check applicable inspections and completion holds using your Permit Card and/or the Building permit records menu.
Fees may apply; check Building Fee Schedule for more information.

For assistance, email RER-SPA@miamidade.gov or call 786-315-2100.

What is a temporary CO/CC (TCO/TCC)?
A TCO/TCC grants residents/building owners the right to occupy the space based on certain conditions, and is only valid for a temporary period.

To apply for Temporary Certificate of Completion (TCC) or Occupancy (TCO) a completed application must be submitted.

For assistance, email RER-SPA@miamidade.gov or call 786-315-2100.
How do I apply for a CU?

Applications may be submitted through our portal or in-person at the Zoning Permit Section at the Permitting and Inspection Center. The quickest way to obtain your certificate is to submit via the portal.
- A completed Application for Certificate of Use. For assistance, contact RER-CUINFO@miamidade.gov or 786-315-2660
- A non-refundable upfront fee is required upon submittal of the application. The remaining fees are due upon approval. See the Fees section below for more information
- The following information is required:
  - The name and address of the business
  - The square footage of the area to be occupied
  - The type of business and business owners' name
  - If the business is a corporation, the name of a corporate officer is required
  - The folio number for the property
  - If alterations, renovations, or change of the established use is needed, a building permit must be obtained and the Certificate of Occupancy issued, prior to applying for a Certificate of Use.
What’s the application review process?

The application is reviewed to ensure that the type of business is permitted in the zoning district where it will be located. If the business activity is not allowed there, the application will be rejected. If the business is allowed on the property, the application will be handled.

Affidavits, declarations or other forms may be required, depending on the type of business proposed, and depending on the zoning classification of the property. In some instances, plans may be required.

All businesses must be reviewed by Environmental Resources Management (DERM), which is also located at the Permitting and Inspection Center.

Do I need an inspection for a CU?

Some businesses require inspection before a CU can be issued. To schedule an inspection, call 786-315-2660 and have your process number ready.

How do I pay?

Complete your payment using the ePayment Services or in person using cash, personal checks and/or major credit cards.

In most cases, fees for the CU are based on the square footage of the area to be occupied plus an environmental fee and a 7.5 percent surcharge.

Can a CU be transferred?

A CU cannot be transferred, and it cannot be used at another location by the same entity. Each new occupant must apply for a new CU by filling out the required forms and paying the appropriate fees. The applicants must comply with all the conditions of the specific use as stated in the Code and the conditions of any applicable resolutions and agreements.

Does my CU expire?

Most Certificates of Use are issued on a permanent basis. If the business does not move, expand, change ownership, name or business activity, the Certificate remains valid.

Still, some Certificates of Use are required to be renewed annually, as detailed in the next section.

What is a temporary CU?

If the structure is substantially or partially complete, and is missing only minor items for final inspection, a structure may be occupied under a temporary CU. A temporary CU is valid for a maximum of 90 days.
- Additional Dwelling Unit (ADU)
  The addition of an Additional Dwelling Unit, which in some cases are commonly referred to as efficiencies, studios or guesthouses, require a CU. Owners of residences located in single-family zoned districts meeting certain requirements can either build out a new unit or remodel part of their home into an independent living space. A completed ADU owner disclosure statement is required for all ADU applications.
- Alcohol Sales
  The sale of liquor, beer, or wine requires a certificate for the following establishments:
  - Restaurant or cafeteria
  - Convenience or package store
  - Wholesale or distribution
- Certificate of Use/Occupational License (CU) Municipal Application
- Food Truck Roundups - Mobile Food Service Special Events
  An annual CU is required for the site where the mobile food service special event is to be conducted.
- Foreclosing on a Property
  Title holders of foreclosed properties must obtain a CU prior to offering the property for sale, transfer, or alienation. This applies to all residential properties in unincorporated Miami-Dade County which are acquired through a Certificate of Title (Foreclosures and Judgments).
- Home Occupation
  The CU must be renewed annually. At the time of the renewal, the home occupation will be subject to inspection to certify compliance with all applicable code requirements.
- Mobile Sales and Mobile Food Service Operations Requirements and Guidelines
  An annual CU is required for each operator of a mobile operation.
- Permit Procedures for Short-Term Events
  A CU is required for an event that generates revenue from ticket sales, registration fees and/or retail sales of merchandise, food and drink. Check the requirements for short-term events. Any event that lasts 45 days or less where temporary structures and facilities are required is considered a short-term event and requires a building permit. Also check the following:
  - Permit Procedures for Temporary Tents and Membrane Structures
  - Permit Procedures for Assemblies, Circuses and Sporting Events
- Portable Mini-Storage Unit
  A CU is required to place a portable mini-storage unit on a residential property. Use the Certificates of Use Application.
- Rural Events Venue
  A venue, located in an agriculturally zoned area, for special functions such as weddings, receptions, corporate meetings or similar gatherings. Use the Certificate of Use Application.
- Short-Term Vacation Rentals
  A short-term vacation rental is any dwelling unit or residence including, but not limited to, any unit or group of units in a condominium, cooperative or apartment building that is rented in whole or in part to a transient occupant for a period of less than 30 days or one calendar month, whichever is less. This type of CU may only be obtained online and must be reapplied for annually. See the Vacation Rentals Application.
- Vehicle or Boat Sales
  Vehicles/boats can be displayed for sale in unincorporated Miami-Dade County residential districts, but certain conditions must be met. Visit Certificates of Use Application and Boat Storage & Parking.
Your new business location may or may not comply with the requirements for your activity. For example, if the location was an office before and now you wish to open a retail store, you will need to change the use/occupancy to comply with retail store requirements.

Prior to opening a business in a new location, you must verify the information below with the Zoning Section by providing the address where your business will be located (an unincorporated address will be required):
- If your proposed business is permissible at the subject location
- If it is required to establish the use/occupancy at the location or an area at the location.
You may contact the Zoning Section by calling 786-315-2660, emailing RER-CUNFO@miamidade.gov, or registering for a service list using MeetQ.

To establish a new use/occupancy, a building permit is required to verify that the location complies with the requirements of the Florida Building Code, Miami-Dade Codes, and all other applicable state and federal codes. Upon obtaining your permit, and receiving final inspection approvals, you will obtain a Certificate of Occupancy (that allows you to occupy the space). Once you have received your CO, you are required and must obtain your Certificate of Use (that allows you to operate your business).

Guidelines to assist in establishing use/occupancy:
Apply for a building master permit to establish use/occupancy for your new business and provide the following documentation:
- A complete Building Permit Application. Please note that a notarized signature from the property owner is required on your permit application, or a letter authorizing work to be performed from the property owner will be required for tenants who are not authorized to obtain permits under the lease agreement
- A complete set of signed and sealed plans and other documents containing the space evaluation prepared by a Design Professional (Florida Registered Architect or Professional Engineer). This evaluation should demonstrate that the existing building or space complies with all applicable provisions under the Florida Building Code and Miami-Dade Codes for the specific proposed use/occupancy. This evaluation includes – but not limited to – plans indicating means of egress, number of restrooms and other plumbing fixture requirements, ventilation and outside air, illumination and other electrical requirements, adequate parking requirements, etc. It should also include documentation of compliance with other regulatory agencies & departments such as the Department of Environmental Resources (DERM), Water and Sewer (WASD), Fire Rescue Department (MDFR) as well as State Department of Health (DOH) as applicable. For existing non-compliant conditions for the proposed use/occupancy, the plans will indicate improvements required – such as additional exits, restrooms, etc.
- A copy of the lease agreement, if applicable, redact sensitive information like bank accounts, dates of birth, SSNs, etc.
- A complete Contact Sheet
You may submit application and supporting documents for review and approval in-person at the Permitting Inspection Center (PIC) or through the portal

Once the building permit has been issued, any subsidiary trade permits and completion holds requirements must be satisfied. Additionally, you must complete the work and receive the required final inspection approvals. A Certificate of Occupancy will be issued for that use/occupancy.

After obtaining a Certificate of Occupancy, you may apply for a Certificate of Use via the Submission Portal.

Additional Resources
- For more information about the permitting process, visit How to Apply for a Permit
- For previous approved existing drawings/plan records of the location, visit Microfilm & Plan Library

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