Homeowners General Permit Information

Visit Permit Exemption to verify if the work to be performed requires a building and/or zoning permit.

• Building
  A building permit is required to build a new structure, make changes, repairs, and/or  demolish a building. Some projects may not need a permit but may require a Zoning Improvement Permit.
  
  
• Trade
  These permits can be a stand-alone permit or in combination with a master building permit. Trade include but not limited to roofing, electrical, plumbing and mechanical permits.
  
  
• Zoning Improvement Permits (ZIP)
  These are issued for projects that do not need a building permit but are required to comply with zoning code standards. Depending on the scope of work, you may need to submit plans before  obtaining a zoning improvement permit. Contact Zoning Plan Review at 786-315-2660 for more information.

Find guides for the most common permits by visiting our homepage and selecting “Common Permit & Certificates” from the top navigation. 

Hiring a Contractor
Most work requires a licensed contractor to apply for permits and complete the work, and when hiring your own licensed contractors, you will also have to sign the building permit application indicating the work to be performed.

Owner-Builder Permits
In Miami-Dade County, homeowners may be considered owner/builders – meaning, you may act as your own general contractor, pulling the proper permits and performing the work yourself and/or hiring your own licensed subcontractors. If you choose this option, you will be required to sign a form acknowledging your responsibilities as an Owner-Builder prior to your permit being issued.

Permit applications for properties located in unincorporated Miami-Dade County can be submitted online through our permitting Portal. For more information, check Common Permits and Certificates and How to Apply for a Permit.

Homeowners may also submit their permits in-person at the Permitting and Inspection Center, Monday through Friday from 7:30 a.m. to 4 p.m., excluding legal holidays. Homeowners may also schedule appointments using the Homeowner Assistance Team (CHAT) for permitting guidance. Appointment must be scheduled via MeetQ. Refer to this list of permits and checklists. If you live in incorporated Miami-Dade County, your city or municipality has its own building official who handles permits within your city limits. Contact your local city hall or building department for more information.

Depending on the complexity of your project, you may need to submit plans. More complex projects may require plans, plus a set of signed and sealed drawings prepared by a licensed architect or engineer. Visit Permit Exemption to verify if the work to be performed requires a building and/or zoning permit.

When you are ready to apply for a building permit, be ready to submit the following:

• A completed Building Permit Application (yellow form), notarized and signed by the property owner.
• A drawn-to-scale plan showing all the work on the building and the property. At minimum, the plan should include the following: site plan, building floor plan and finish floor elevation, sufficient detail, where applicable, of any structural, electrical, mechanical, plumbing and roofing
• Submit via the Portal

Licensed contractors can seamlessly secure permits for mechanical, electrical, plumbing, roofing, and/or residential storm panels using our user-friendly E-permitting system.

Once submitted, your permit application will get a 10-digit process number with a letter prefix (example: C0000000001). For applications that require plan review, you will need to pay the upfront processing fees, and if applicable, any fees to convert the plans to digital format. Track the status of your permit application.

Who will review my project?
Plan reviewers with different areas of expertise will review your project. These reviews may include:

• Building/Structural/Trade Plan Review: Plan examiners will check the plans for structural, life safety, electrical, mechanical and plumbing requirements of the Florida Building Code.
  
  
• Zoning, Impact Fees, and Public Works Review: Staff will review plans for compliance with all Zoning Code requirements including landscape, building height and setbacks. Impact Fees staff will review for matters pertaining to road, police, fire and school impact fee requirements. Public Works review will consist of any right of way requirements.
  
  
• Environmental Plan Review (DERM): Plan reviewers will check the plans for compliance with environmental and flood regulations of the Miami-Dade County Code to include tree removal and planting, sanitary sewer capacity and flood requirements.
  
  
• Additional Reviews: Depending on the scope of work, the plans may require review by Miami-Dade County Water and Sewer, Fire Rescue or the State of Florida Department of Health (DOH) to confirm that the project meets all applicable codes.

If the reviewers need additional information, and/or require you to make any changes, you can check the remarks by entering your process number in the Portal. You may receive remarks from more than one reviewer, and you must address all remarks. The upfront fee covers an initial plan review and one follow-up review per discipline. A rework fee is applied for each additional follow-up review.

Once the review process is complete, you will be notified via the contact method(s) provided on your application. After all reviews are approved and any remaining permit fees paid, you will receive your permit.

To learn more, visit Plan Review Information.

Fees vary depending on the type of permit you need, the work that will be performed, the type of home you live in, as well as the square footage of your home and the estimated worth or value of the project.

To learn more about fees, visit Building Fees, Payments & Refunds.

Working without a permit when a permit is required, can result in fines, and can cause problems when you sell your home. More importantly, you lose the assurance that the construction work, is built to code and meets the minimum safety requirements. 

Permits may still be issued, and inspections can still be performed for existing work that was done without a permit. The process is the same as it is for newly performed work, but any work that was done without a permit may need to first be uncovered to make sure it was done correctly and according to code. Our inspectors will work with you to determine just how much work needs to be uncovered and/or corrected.

Additionally, if a Notice of Violation (NOV) has been issued for work done without a permit, the permit is subject to violation penalties known as a, "double fee." The permit applicant will be required to pay an additional fee of 100% of the usual permit fees in addition to the required permit fee.

Code Relief allows structures built without proper permits, or built with permits that are lacking mandatory inspections, into compliance with the Building Code. For additional information, visit Code Relief.

Work may start when your permit has been issued.  At this point, you have paid all your permit fees, you have a set of approved drawings, if applicable, along with a permit card advising you of all required inspections and subsidiary permits required, if applicable. The permit card and stamped approved plans must be available on the job site where the inspector may easily locate and retrieve them when inspections are performed.  

Is there a time limit on permit applications and permits? 

Permit applications expire after 180 days. To extend a permit application (process number) submit your request letter as an attachment to RER-SPA@miamidade.gov requesting the extension and the reason it has expired. The letter must be signed by either the property owner, design professional or contractor on record.

Your permit can expire if the permitted work does not start or if an approved inspection does not occur within 180 days of receiving the permit. You can get an extension for an additional 180 days by submitting a permit application extension through the Portal.

What if I make a change/revision after my permit is issued? 

To make changes after your permit has been approved and issued, you must submit your updated plans and apply for a revision. The revision is reviewed and approved in the same manner as a new submittal and has applicable fees. Please note that a revision will not extend the expiration date of a permit. Contact the Permit Records Section at RER-SPA@miamidade.gov or call 786-315-2100 for additional information about submitting a revision.

What is a shop drawing and why may I need it?

You may be required to submit a deferred submittal, or shop drawing review, for pre-manufactured materials like roof trusses or floor joists, if the complete details and calculations are not ready to be submitted for plan review at the time of your building permit application, or before you get your permit.

Your permit drawings will have to identify any items that will be included in the deferred submittal. The shop drawing will be reviewed and approved in the same manner as a building permit application. Shop drawings have their own separate applicable fees.

Inspections are required at various stages of the project to verify that work is being done according to Code requirements and in keeping with the approved stamped plans. There are several categories of inspections, including building, mechanical, plumbing, electrical, roofing and zoning. When the project is complete and all trade permit inspections have been approved, a final building inspection is required.

Your permit card will let you know all the inspections your project will need. Your permit fee covers a pre-determined amount of required inspections. If your project requires additional inspections, you will be required to pay a fee for each additional inspection.

Inspections are performed from 8 a.m. to 3:30 p.m., Monday through Friday. Your approved plans and permit card must be on-site for the inspector to review.

How do I request an inspection? 

To request an inspection, you need your permit number and three-digit inspection code. Your inspection code can be found on your Permit Card under “Required inspections” or on this list of inspection codes.

You may schedule an inspection, Monday through Friday using one of the following methods ONE BUSINESS DAY PRIOR to the day you wish to have an inspection (before 4 p.m.):

• Schedule online
• Automated System at 305-591-7966
• Contact the Permit Counter at 786-315-2100

You will not be able to request an inspection if you have not yet received your permit, if you owe re-inspection fees, or if an inspection hold is on your permit.

What if I need to cancel an inspection?

Cancel/reschedule an inspection. The option to cancel inspections from the same day route are only available from 6 a.m. to 8 a.m.

For additional assistance, contact the Permit Counter at 786-315-2100 or email RER-SPA@miamidade.gov.

How do I know when the inspector is coming or the status of the inspection?

To find out if your inspection is on today’s route, enter your permit number, Certificate of Use, or boiler certificate number on the application page. The route will display the inspector's picture and a list of inspections that will be performed that day. Your inspection will be highlighted indicating your stop on the route.

Essential information related to inspections:

• Inspectors' routes are being reorganized between the hours of 7 a.m. to 8:15 m. Verify the order of your inspection after that time. If you cannot find your inspection after these hours, it is likely not scheduled for that day. Please call 786-315-2100 or email RER-SPA@miamidade.gov for more assistance.
• Assist us in expediting the roofing inspection process by having an Occupational Safety and Health Administration (OSHA) approved ladder on the jobsite for use by the inspector on the day of inspection.
• Visit the Fire Inspections Routes and Results for information on Fire.
• For Public Works Inspections, complete the online Inspection Request.
• For Elevator Safety Inspections, visit the Online Inspections System.

You may also use our 24-hour Voice Response System at 305-596-7966 to find out route information for an inspection scheduled and inspection result information.  

To view the results of your inspection, enter your permit number, Certificate of Use, or boiler certificate number on the application page.  

Visit Inspection Services for more information.

The minimum housing standards are a Miami-Dade County law that requires all houses and apartments to be maintained in a safe and sanitary condition and to contain certain basic equipment.

The standards apply throughout all unincorporated Miami-Dade County. It covers owner- occupied homes as well as rented homes, apartments, and rooming houses with four units or less. Violators, whether owner or tenant, may be prosecuted in civil or criminal court.

The Neighborhood Regulations Division is responsible for enforcing the minimum housing standards. The office is located at 11805 SW 26 Street, Suite 230. Contact them at 786-315-2552 or email NRDVIOLATIONS@miamidade.gov, to answer questions, provide information, and assist in the investigation of violations of the minimum housing standards.

To learn more, visit Minimum Housing Standards.