Building Department
The Miami-Dade County Building Department administers construction permitting, electronic plan review, inspections, permit records, contractor licensing support, fee collection, building recertification, and related code-compliance services. This article explains which properties fall under County jurisdiction, where to submit an application, how process and permit numbers are used, what happens during plan review, how to schedule inspections, and which County office handles common building-related requests.
Department Responsibilities
Building and permitting services are provided through the Miami-Dade County Department of Regulatory and Economic Resources. Within that department, the Construction, Permitting and Building Code Division handles many of the services property owners, contractors, architects, engineers, and permit applicants need during a construction project.
The department’s responsibilities include reviewing permit applications, examining construction plans, issuing permits, conducting inspections, collecting development-related fees, maintaining permit records, overseeing contractor licensing functions, and enforcing building-code requirements within its regulatory jurisdiction.
The official Miami-Dade County building services homepage organizes County services by permit type and project stage. It provides access to general permit information, common permit categories, inspection services, fee information, contractor licensing, recertification procedures, code-compliance searches, permit records, and staff consultations.
Common projects that may require involvement from the Building Department include new buildings, additions, renovations, demolitions, swimming pools, sheds, fences, gates, windows, shutters, doors, roofing, mechanical systems, plumbing work, electrical work, and certain zoning improvements. The exact permit and review requirements depend on the location, project scope, property type, and work being performed.
County and Municipal Jurisdiction
One of the most common permitting mistakes is submitting an application to the wrong government office. Miami-Dade County has 35 municipalities, and each municipality has its own building official responsible for many permits and inspections within that city, village, or town.
Properties in unincorporated Miami-Dade County generally use the County Building Department for building permits. According to County guidance, properties served directly by Miami-Dade County have folio numbers beginning with 30. Applicants can confirm a property’s jurisdiction through official property information before preparing an application.
A project located within an incorporated municipality may still require approvals from Miami-Dade County. Municipal building departments may direct applicants to the County for reviews involving:
Environmental Resources Management reviews
Water and Sewer Department approvals
Impact fee assessments
Miami-Dade Fire Rescue reviews
Florida Department of Health septic-system reviews
This type of submission is commonly handled as a County Municipal Approval. A municipal permit process number begins with the letter M. Applicants should not confuse an M process number with a permit issued directly for construction in unincorporated Miami-Dade County.
Permit Types and Project Scope
A building permit is generally required to construct a new structure, alter or repair an existing building, or demolish a building. Trade permits may be issued independently or as subsidiary permits connected to a master building permit. Trade categories include roofing, electrical, plumbing, and mechanical work.
Some projects that do not require a building permit may still require a Zoning Improvement Permit. These permits apply to projects that must comply with zoning standards even when full building review is not required. Depending on the work, plans may still be necessary.
Before submitting an application, applicants should review the County’s permit exemptions and the project-specific instructions available through the general permit information for homeowners. Permit exemptions can change, so an applicant should confirm the current requirements rather than relying on the treatment of a similar project completed in the past.
Master and Subsidiary Permits
A master building permit covers the primary construction project. Electrical, mechanical, plumbing, roofing, and other trade work may be reviewed as part of the master application, but the applicable subsidiary permits are generally obtained after the master permit has been issued.
The permit card identifies required inspections and may also identify subsidiary permits that must be obtained. Work should not begin merely because an application has been submitted or assigned a process number. Construction can begin after the permit has been issued, required fees have been paid, and approved documents are available for the jobsite.
Owner-Builder Projects
Most construction work requires a licensed contractor. Miami-Dade County also permits qualifying homeowners to act as owner-builders. An owner-builder assumes the responsibilities normally handled by a general contractor and may perform work or hire properly licensed subcontractors.
A homeowner selecting this option must sign an acknowledgment of owner-builder responsibilities before the permit is issued. Owner-builder status does not eliminate permit, plan review, inspection, code, or trade-license requirements.
Permit Application Preparation
Using the correct and current application forms is essential. Miami-Dade County states that applications submitted on outdated forms will not be accepted or processed. Applicants can locate current permit applications, checklists, affidavits, and procedural materials through the County’s building user guides and forms.
A typical building permit submission may require:
A completed building permit application
Notarized signatures from the property owner and contractor when required
A completed contact sheet
A site plan showing the proposed work and property layout
A building floor plan
Finished-floor elevation information
Structural, electrical, mechanical, plumbing, or roofing details applicable to the project
Supporting documents identified in the permit checklist
More complex work may require drawings prepared, signed, and sealed by a licensed architect or engineer. Electronic plans submitted through the County portal must be digitally signed and sealed when professional certification is required. A scanned image of a handwritten signature does not replace the electronic signing and sealing requirements described by the County.
Property Owner Authorization
Building permit applications require appropriate property owner authorization. Depending on the circumstances, proof of authorization may include a recorded warranty deed, a settlement statement signed by the buyer and seller, a property tax invoice, or a power of attorney.
A corporation may submit an authorization letter, but the document must clearly establish that the person signing is authorized to obtain permits for the property owner or company. Missing or unclear authorization can prevent an application from advancing.
Applications Without a Contractor
An application may be submitted for plan review before a contractor is assigned. In that situation, the County places a “Dry Run” hold on the project. The hold remains until an updated permit application identifying the contractor is uploaded through the portal.
A Dry Run submission allows the plans to be reviewed, but it does not allow the permit to be issued without satisfying the contractor requirement. Applicants using this approach should plan for the additional document update before expecting final permit issuance.
Electronic Permit Systems
Miami-Dade County operates more than one online system for building-related work. Selecting the correct system depends on whether the applicant is submitting plans, requesting a permit that does not require plan review, searching records, scheduling an inspection, or paying fees.
The primary Electronic Permits and Reviews System accepts building-related applications and plan submissions processed through the Miami-Dade Permitting and Inspection Center or the Overtown Transit Village. The portal can be used for new applications, plans, corrections, revisions, extensions, reissuances, subsidiary permits, contractor changes, and permit exemption requests.
Municipal permit plans requiring County approvals may also be submitted through this system. Applicants must select the building permit-related submission option rather than a separate environmental program submission intended for stand-alone environmental permits and determinations.
Account Registration Benefits
An account is not necessary for every status search, but registering with the County provides several practical benefits. A registered user can access a My Applications page showing current and previous submissions, locate project records more easily, prepopulate contact information, and submit reworks associated with a UP number.
Applicants should keep their account contact information current. Plan review notifications are sent through the contact methods supplied on the application, and outdated information can delay the applicant’s awareness of corrections or approvals.
Search Numbers and Records
The portal can search tracking numbers, application numbers, permit numbers, invoice numbers, and process numbers. Examples in the County system include numbers beginning with C, M, N, TREE, and UP.
A standard permit application accepted for review receives a 10-digit process number with a letter prefix, such as C0000000001. The process number is used to pay upfront fees, check plan review status, examine reviewer comments, and track the application before a permit is issued.
The building permit number is used after issuance for inspection scheduling, inspection history, outstanding requirements, inspection holds, reinspection payments, and other permit-level inquiries. Entering a process number where the system requires a permit number, or entering a permit number where a process number is required, can produce an incomplete or unsuccessful search.
The portal’s advanced search can locate certain applications by property address or folio number. Results are limited to applications requiring plan review. Applicants looking for all permits or applications associated with an address or folio should use the County’s building permit records and selection menu available through its building online services page.
Plan Review Process
Plan review begins after the application and documents have been accepted, a process number has been assigned, and required upfront fees have been paid. County plan examiners and reviewers evaluate the submitted materials for compliance with the Florida Building Code, Miami-Dade County Code, and other requirements applicable to the property or municipality.
The County conducts electronic review through multiple departments, allowing different disciplines to examine the project during the same general review period. Applicants can read more about document requirements, electronic submissions, corrections, and reviewer consultations on the official plan review information page.
Reviewing Departments
The disciplines involved depend on the project scope and site conditions. Reviews may include:
Building, structural, and trade review: Structural, life-safety, electrical, mechanical, plumbing, and related Florida Building Code requirements.
Zoning review: Permitted uses, landscaping, building height, setbacks, site layout, and other zoning standards.
Impact fee review: Applicable road, police, fire, and school impact fee requirements.
Public Works review: Right-of-way and related public infrastructure requirements.
Environmental review: Flood criteria, tree removal and planting, sewer capacity, wetlands, and other environmental requirements.
Additional agency review: Water and Sewer, Fire Rescue, or Department of Health review when required by the project.
An incidental approval may be required before the master permit can be issued. Examples include an administrative site plan review, zoning variance, or water-main approval. Applicants should address requirements from every reviewing discipline rather than assuming that one department’s approval completes the process.
Review Times and Corrections
Depending on permit type and project complexity, the County states that an initial plan review may take between 24 hours and 10 business days, excluding the time needed for corrections. A rework review may also take between 24 hours and 10 business days after corrected documents are submitted.
If reviewers require additional information or plan changes, remarks are posted under the application’s process number. A project may receive comments from several reviewers. Every applicable comment must be resolved before the permit can receive complete approval.
Upfront fees cover the initial review and one follow-up review for each discipline. Additional follow-up reviews are subject to rework fees. Submitting a partial response that addresses only some reviewer comments can lead to another review cycle and additional charges.
Fees and Online Payments
Permit costs vary according to the permit type, scope of work, property type, square footage, estimated project value, trade permits, and reviews by other departments or agencies. Fees assessed during permitting may include charges from transportation and public works, environmental resources, development services, Fire Rescue, Water and Sewer, or the State of Florida for septic-system matters.
Miami-Dade County implemented a revised building fee schedule effective October 1, 2025. Applicants should use the current building fee schedules and cancellation procedures rather than estimating charges from an older permit or fee sheet.
The County’s online development fee payment system accepts payments associated with individual or multiple process and invoice numbers. Supported categories include upfront fees, County and municipal permit fees, Certificates of Occupancy or Completion, Certificates of Use, contractor licensing, enforcement matters, zoning applications, impact fees, boiler certificates, building recertification, reinspection fees, and certain miscellaneous services.
Available payment methods described in the County materials include major credit cards, checks or electronic checks, money orders, and cash. The available method may depend on whether payment is made online or in person.
Permit Issuance and Job Copies
A permit is issued after all required reviews are approved and the remaining permit fees are paid. The applicant then receives access to the approved drawings and permit card. These documents identify the authorized work, inspection requirements, and any related subsidiary permits.
When a permit is issued, the County sends an email with a link for retrieving and printing the approved plans. The link remains available for 30 days. Applicants who do not retrieve the plans during that period must contact the County’s Microfilm and Plans Library and pay the stated retrieval charge of $18.75 per permit or address.
The permit applicant is responsible for providing a job copy of the plans at the construction site. The permit card must also be printed and available to the inspector. Work should not begin before issuance, and approved plans should not be replaced at the site with unapproved drafts or revised drawings that have not completed County review.
Revisions and Shop Drawings
Changes made after permit issuance require an approved revision. The updated plans must be submitted for review, and applicable revision fees are charged. A revision follows a review process similar to a new submittal and does not extend the permit’s expiration date.
Shop drawings may be required for premanufactured systems or materials whose final details were not available with the original permit application. Examples given by the County include roof trusses and floor joists. The approved permit drawings must identify components intended for deferred submittal.
Shop drawings are reviewed and approved separately and carry their own fees. Materials requiring shop drawing approval should not be installed merely because the master building permit has been issued.
Application and Permit Expiration
A permit application expires after 180 days. An extension request for an application process number must include a signed letter explaining why the application expired. The letter must be signed by the property owner, design professional, or contractor of record.
A permit can expire if construction does not begin or if an approved inspection does not occur within 180 days after permit issuance. An additional 180-day extension may be requested through the permit portal.
Applicants should distinguish between extending an application that has not reached permit issuance and extending an issued permit. Submitting revised plans does not automatically extend either deadline.
Inspection Requirements
Inspections verify that construction is performed according to the approved plans and applicable codes. They are required for new construction, remodeling, renovations, and many electrical, mechanical, plumbing, roofing, zoning, and fire-related activities.
Work must remain accessible until the required inspection has been completed. Applicants should not cover walls, piping, wiring, structural components, or other regulated work before inspection. If completed work must be uncovered later, the correction can add expense and delay the project.
The County performs onsite and virtual inspections. The trade division determines which inspections can be conducted virtually. General information, scheduling instructions, inspection forms, routes, and results are available through the County’s official building inspections service.
Jobsite Documents
The approved and stamped plans and permit card must be available at the construction site. The property address must be posted where it is visible from the street. For roofing inspections, the County asks applicants to provide an Occupational Safety and Health Administration-approved ladder for the inspector’s use.
Permit holders should review the permit card before requesting an inspection. The card identifies the inspections required for that project and provides the applicable three-digit inspection codes.
Scheduling an Inspection
An inspection request requires the issued permit number and the three-digit inspection code. Inspections may be scheduled online, through the automated system, or through the permit counter.
The request must be submitted one business day before the desired inspection date and before 4 p.m. Inspections are performed from 8 a.m. to 3:30 p.m., Monday through Friday.
An inspection cannot be scheduled when the permit has not been issued, reinspection fees remain unpaid, or an inspection hold is active. Applicants experiencing a scheduling problem should verify those items before repeatedly submitting the same request.
Cancellations and Routes
An inspection may be canceled or rescheduled through the online inspection system. Cancellation of an inspection already placed on the same day’s route is available only from 6 a.m. to 8 a.m.
Inspection routes are reorganized between 7 a.m. and 8:15 a.m. Applicants should review the route after that period for a more reliable stop order. The routes-and-results system displays the assigned inspector and highlights the property’s position on the route.
Applicants requesting an inspection must enter a contact name and telephone number. When a virtual inspection is assigned, the inspector contacts the applicant with instructions.
Virtual Inspections
Virtual inspections are completed through a live video call using a smartphone or tablet. The County uses WhatsApp and Microsoft Teams for scheduled virtual inspections. The person at the site should install the required application in advance and make sure the device can show the work clearly.
Inspectors can be contacted on the day of inspection between 7 a.m. and 8 a.m. They are unavailable for customer contact after that period. Inspection results are posted through the tracking system after the inspector enters the outcome.
The County also offers same-day on-demand virtual inspections for specified electrical, mechanical, and plumbing permits. Eligible work includes certain solar and pool electrical inspections, residential air-conditioning changeout finals, raised existing roof-mount rough inspections, and residential pool piping inspections. Access to on-demand inspections requires a MeetQ account.
Failed and Additional Inspections
An inspector records deficiencies when work does not comply with the code or approved plans. If the work is only partially complete, the inspector may inspect the completed portions when the applicable code can be evaluated separately.
The permit fee covers the initial inspection and a specified number of inspections. A fee is charged for additional inspections required beyond the initial inspection and one follow-up inspection. Outstanding reinspection fees can prevent another inspection from being requested.
Zoning and Final Approval
Zoning inspections may be required as part of the building permit process. The inspector verifies that landscaping and site improvements comply with the approved plans before a Certificate of Occupancy or commercial shell Certificate of Completion can be issued.
When required, a Landscape Certificate and final “As Built” Survey must be available at the final inspection. The survey must be prepared by a licensed surveyor.
Zoning inspectors also review requests for Temporary Certificates of Occupancy, Temporary Certificates of Use, and Temporary Certificates of Completion. These temporary certificates may be granted for periods of up to 90 days, subject to restrictions while remaining requirements are completed. Additional extensions may be available when applicable conditions are met.
Contractor Licensing
Contractors performing regulated work must hold the appropriate license and register with Miami-Dade County before pulling permits. A contractor holding a State of Florida license does not need a separate Miami-Dade County license for the same authorized scope because the state license supersedes the County licensing requirement.
Miami-Dade County licenses and regulates several categories of contractors and trades, including building, building specialties, electrical, mechanical, plumbing, maintenance, personal licenses, and business licenses. Official licensing categories, renewal services, competency certificates, registration procedures, and related services are available through the County’s contractors and building trades office.
Applicants should verify that the contractor’s license covers the proposed work and that the contractor information on the permit application matches the contractor assigned to the project. Changing contractors after submission requires a formal change-of-contractor request rather than an informal substitution at the jobsite.
Private Provider Services
Florida law allows a fee owner to select a qualified private provider for certain plan review and inspection duties instead of municipal building department personnel. Miami-Dade County maintains registration processes for private provider firms and their authorized representatives.
A private provider firm must be qualified by one or more licensed engineers, architects, or building code administrators and must meet minimum insurance requirements. Representatives may include professional engineers, registered architects, building code administrators, plans examiners, and inspectors working under a registered firm.
Private provider inspections remain subject to County filing and quality-assurance requirements. A private provider inspection report must be submitted for each inspection within two business days. A Certificate of Compliance signed by the provider is required after the final inspection to complete the permit process.
Building Recertification
The electronic portal includes a separate submission area for building recertification records involving qualifying buildings within unincorporated Miami-Dade County. The County describes this service as applying to buildings that are 25 years or older and subject to the applicable recertification program.
Structural glazing recertification is handled separately for threshold buildings with exterior structural sealant glazing. These buildings are subject to recertification five years after the year of construction and every five years afterward when they are within unincorporated County jurisdiction.
Applicants should select the recertification record-submission service rather than submitting the documents as a standard new construction permit application.
Code Compliance Cases
The Building Department maintains enforcement cases involving work without permits, expired permits missing mandatory inspections, unsafe structures, and other building-code violations. Cases may originate from public complaints, inspector observations, or reports from another government agency.
Work performed without a required permit may still require a permit and inspection. Portions of completed construction may have to be uncovered so inspectors can confirm compliance with applicable codes.
When a Notice of Violation has been issued for unpermitted work, the permit may be subject to a penalty equal to 100 percent of the normal permit fees in addition to the standard permit charge. County Code Relief procedures are intended to bring structures built without permits, or projects missing mandatory inspections, into compliance with the Building Code.
Hurricane Jobsite Requirements
Contractors and permit holders are responsible for securing construction sites when a tropical storm or hurricane watch or warning is issued. Hazardous or loose objects must be fastened down, removed, or otherwise secured.
Items identified by the County include construction shacks, temporary toilets, roofing tiles, insulation board, stored building materials, trash, construction equipment, and hoisting equipment. The Tropical Storm/Hurricane Placard must be posted at the jobsite from June 1 through November 30.
These requirements apply even when a project is waiting for an inspection or plan-related approval. Permit holders should not assume that an inactive jobsite can remain unsecured during hurricane season.
Staff Consultations
Applicants needing clarification on plan review comments, rework fees, inspection results, or permit requirements can request assistance through the County’s MeetQ system. The portal supports appointments and queues for building, structural, electrical, roofing, mechanical, plumbing, zoning, impact fee, environmental, water and sewer, and Fire Rescue matters.
Consultations may be conducted in person, by telephone, or virtually, depending on the selected service and available schedule. Users must create an account through the MeetQ appointments and queues portal.
Applicants should select the queue that corresponds to the specific review comment or inspection discipline. A plumbing question submitted to a general building queue, for example, may require redirection and delay the response.
Departments and Offices
Miami-Dade County Department of Regulatory and Economic Resources
111 NW 1st Street, 11th Floor
Miami, FL 33128
305-375-2877
Herbert S. Saffir Permitting and Inspection Center
11805 SW 26 Street
Miami, FL 33175
786-315-2000
Building Department FAQs
Where should I apply for a building permit?
First confirm whether the property is in unincorporated Miami-Dade County or within an incorporated municipality. Miami-Dade County generally processes building permits for properties in unincorporated areas, while each municipality has its own building official. A project inside a city may still require County approvals for environmental review, Fire Rescue, impact fees, Water and Sewer, or septic-system requirements. County applications for qualifying properties may be submitted through the official permit submission and plan status portal.
How can I check a permit or plan review status?
Use the process, application, permit, tracking, or invoice number assigned to the project. The online portal can display review activity, required corrections, and application status. Its advanced search also allows users to look for plan-review applications by address or folio number. For broader permit searches, including open permits, inspection history, outstanding requirements, holds, and permit-to-process cross-references, use the County’s Building Permit Selection Menu.
What should be ready before an inspection?
The approved stamped plans and permit card must be available at the jobsite. The property address should be posted clearly and visible from the street, and the inspector must have access to the work before construction is covered or concealed. Inspection requests generally require the permit number and the three-digit inspection code shown on the permit card. Requests should be submitted one business day before the preferred inspection date and before 4 p.m. Some inspections may be conducted virtually, so the request should include current contact information. Review the County’s inspection scheduling and preparation requirements before the appointment.
Why is my plan review taking longer?
Initial reviews may take from 24 hours to 10 business days, depending on the permit type and project complexity. Delays commonly occur when upfront fees remain unpaid, documents are incomplete, plans are not digitally signed and sealed when required, or comments from multiple reviewing disciplines have not been resolved. Corrected plans are processed as reworks and may require another review period. Applicants should address every listed comment, not only the building reviewer’s remarks. The official plan review guidance explains document submission, corrections, electronic seals, and review procedures.