How to Apply for a Permit

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Any owner, authorized agent or contractor who desires to construct, enlarge, alter, repair, move, demolish or change the occupancy or occupant content of a building or structure, or any outside area being used as part of the building's designated occupancy (single or mixed) or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by the technical codes, or to cause any such work to be done, must first submit an application and obtain the required permit for the work.

There are updated procedures for obtaining a permit. See updated Construction and Permitting Procedures.

IMPORTANT: This process is solely for properties with folios that start with 30 (unincorporated Miami-Dade County). Check with the Property Appraiser to determine which municipality your property is located in. Each municipality in Miami-Dade County has its own building official who issues building permits for work within that city’s limits.

Step 1: When do I need to get a permit?

Permits are required for any new structures, pools or additions like screen enclosures, fences, sheds and carports or any new plumbing, electrical or mechanical air conditioning work. Also, exterior repair work like the replacement of windows, doors, siding or a new roof needs a permit. Interior renovations, like knocking down a wall or altering or repairing the electrical or plumbing system, including the replacement of a hot water heater or gas appliance, also require a permit. Check the Common Permits and Certificates section to determine which permit(s) you need to apply for. You DO NOT need a permit when you paint or wallpaper the interior of your home, install a ceiling fan in an existing outlet, install portable playground equipment in your backyard, resurface a floor or other interior surface treatments.

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

Step 2: How do I get a building permit?

Building permits are issued in the name of the person(s) performing the work; only licensed contractors, or Owner-Builders may obtain a permit.

Submit your application along with required documents through the Portal. Follow these steps to upload your documents:

1. Complete the online Permit Application/Document Submission form. You must ensure that a valid phone number and email address is provided. Select the appropriate plan type.
   a. For new applications, subsidiary, or re-inspection fees, select New Application.
   b. For rework (corrections) to current process numbers, select Rework to C, M N or UP number. Note that if you are a registered user, you may submit reworks directly to a UP or other process number.
   c. For revisions to existing permits or shop drawings, select Application for Revision/Shop Drawing.
   d. For permit extensions, select Permit Extension.
   e. For re-issue of an expired permit, select Permit Reissuance.
   f. For a change of contractor to a permit, select Change of Contractor.
2. To add/upload documents, click on the “Add Files…” button. Select all files to be uploaded. If you need to delete all the files uploaded, press “Clear.”
3. Ensure you have selected all the files you intend to upload. To select multiple files that are not grouped together, hold the “Ctrl” key while clicking each of the files you want to select. Select “Open” to attach the files. Status will reflect “successfully imported” once the application is submitted.
4. Select the “Submit” button and wait for the upload to complete.
   Note: the speed of the upload depends on your internet connection, network traffic and file size.
5. Once the application is submitted, you will receive a confirmation number (UP number) along with email confirmation.
6. The submittal will be reviewed by permitting intake staff and upon completion, an email conformation will be sent. Once submittal of the application is approved, a building application process number beginning with a C, N, or M will be issued, and a separate email will be sent.
   Note that plans will not be reviewed until the required upfront fees are paid.
7. At any time, you may track and view the status of your upload (UP number) or process number via the Portal.

If you are disapproved or wish to discuss the disposition of the UP number, you may select the Permit Representative staff’s name and email them directly.

You may obtain roofing permits, storm panels, accordion shutters or electrical, mechanical or plumbing permits that do not require plan review by using the E-permitting system.

Upfront fees will be imposed at this time. You may complete the payment using your process number in the Pay Fees Now section. Once payment has been processed, your application will be sent to plan review staff.

Step 3: What is Plan Review?

Your application and documents will be reviewed by plan processor staff to determine if the permit(s) you are applying for complies with the requirements of the Florida Building Code, Miami-Dade County Code and other applicable municipality requirements.

Depending on the type of permit and the complexity of the project, plan reviews may take between 24 hours and 10 business days for the initial review, except for any corrections needed. If corrections are needed, known as “reworks”, review may take between 24 hours and 10 business days once corrections are submitted. You may check the remarks by entering your process number in the Portal. Click on your process number in the upper-right-hand- corner of the page in the “Applications” box. Click on “D” or “P” under “Current Disposition” column to retrieve all remarks regarding disapproval.

For remarks clarification, you must create an account and register to speak with plan review staff through the online registration system (MeetQ). Consults may be scheduled in person, by phone, or virtually on the specified days and times listed on the MeetQ homepage.

Once the initial review process and/or reworks are complete, you will be notified via the contact method(s) provided on your application, whether your application and documents have been approved or require corrections. Corrections to your documents can be submitted through the Portal. The upfront fees provide two reviews of your documents (one initial and one rework). If you require additional revisions, you will be charged rework fees per discipline requested.

Once your documents have been approved, you may complete payment using your process number in the Pay Fees Now section. Your permit will be issued after payment has been completed.

Step 4: Permit issued. What's next?

Once your permit has been issued, you will have 180 days to complete the work and call for inspections. Be advised, that an approved inspection for your master, or any sub-permits (permits requested for a specific discipline under a master permit), will extend your permit for an additional 180 days from the approval date.

Sub-permits must be obtained and inspected separately. Also, depending on the discipline, they might need to be pulled by a licensed contractor. Please check your permit card to verify the sub-permits required.

To obtain and print your permit card, you may enter your process number in the Print Permit Card section and select “Print Permit.” The permit card will contain the required inspections and applicable completion holds.

You are required to always have the stamped and approved plans during your inspections. To obtain the approved documents use the Portal and follow these instructions:

• Enter your process number
• Locate and click on your permit number in the “Applications” box in the upper-right- hand corner, where it says, “Print Job Copy”
• Save and print each file as the inspector is required to see a complete package with watermarks. You will have 30 days from the day you obtained the permit to print your approved plans. Certain commercial properties are protected under Chapter 119.071(3) of the Florida Statue and as such, will be available for only five days. Additionally, only the registered user contact on your permit applications can retrieve the plans for protected properties.

For questions about acceptable forms of payment, call the Cashier Section at 786-315-2381 or 786-315-2382 for assistance.

Step 5: Notice of Commencement and Inspections

For your protection under the Construction Lien Law and to avoid the possibility of paying twice for improvements to real property, you must record a Notice of Commencement with the Clerk of Court’s Office before your inspections, if the value of work on your application exceeds $5,000. However, the NOC does not apply to the repair or replacement of an existing heating or air conditioning system less than $15,000.00 in value.

The Notice of Commencement must be completed and recorded within 90 days before starting the work and a copy must be posted on the job site.

Record the Notice of Commencement online. For additional information, contact the Clerk of Courts at 305-275-1155.

When you are ready for inspection, use one of the following methods to schedule one business day prior to the day you want to have an inspection (before 4 p.m.) Monday through Friday:

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

Step 6: Post-Inspection/Completion

After successfully passing your inspections and before making a final payment to the contractor, the contractor should provide you proof that all final inspections have been approved by the Department or provide a Certificate of Completion or Occupancy issued by the Department.

Additionally, you should request final release of liens from any individuals or firms who have provided labor, materials or supplies, especially those who have sent you a “Notice to Owner” letter.

Under Florida law, those who work on your property or provide materials and are not paid have a right to enforce their claim for payment against your property. This claim is known as a construction lien.

This notice advises you that the sender is providing services or materials. Subcontractors and suppliers must serve a Notice to Owner within 45 days of commencing work to preserve their ability to lien your property.

If your address changes from that given in the Notice of Commencement, you should record a corrected Notice reflecting your current address. This is done to help ensure you receive all notices.

Prior to paying your contractor, you need to receive a Release of Lien and Affidavit to the extent of payment from the general contractor. The Release of Lien and Affidavit must state either that all the subcontractors and suppliers have been paid or list those unpaid and the amount owed. The contractor is required to list on the affidavit any subcontractor or supplier that has not been paid. That amount may be withheld from the contractor’s pay and paid directly to the subcontractor or suppliers after 10 days written notice to the contractor.

If the balance due to the contractor is not sufficient to pay in full all subcontractors and suppliers listed on the contractor’s affidavit, you may consult with an attorney.

The general contractor must furnish a final Release of Lien and Affidavit to the owner indicating all subcontractors and suppliers have been paid at the time he requests final payment. You may rely on the affidavit in making final payment to the general contractor. If you make final payment to the general contractor without obtaining the affidavit, your property can be liened for non-payment if the general contractor fails to pay the subcontractors or suppliers. You should always obtain a Release of Lien and Affidavit from the contractor before any payments are made.

If you have a lender, you may rely on the lender to handle the recording of the Notice of Commencement. Learn more about the Construction Lien Law by contacting an attorney, your lender or the Florida Department of Agricultural and Consumer Services.

An owner may terminate the period of effectiveness of a notice of commencement by executing, swearing to and recording a notice of termination.

• Obtain the Notice of Termination

If you want to confirm that all inspection approvals have been obtained, call the Permit Records Section at 786-315-2100 or email [email protected] .