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FREQUENTLY ASKED QUESTIONS
When is a building permit required? The City of Miami Beach is guided by the Florida Building Code.
Section 105.1 states:”Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, 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 this code, or to cause any such work to be done, shall first make application to the building official and obtain the required permit.”
Exemptions are as follows:Section 102.2 states: The provisions of the Florida Building Code shall apply to the construction, erection, alteration, modification, repair, equipment, use and occupancy, location, maintenance, removal and demolition of every public and private building, structure or facility or floating residential structure, or any appurtenances connected or attached to such buildings, structures or facilities. Additions, alterations, repairs and changes of use or occupancy group in all buildings and structures shall comply with the provisions provided in Chapter 34 (Existing Buildings Volume) of the FBC.
The following buildings, structures and facilities are exempt from the Florida Building Code as provided by law, and any further exemptions shall be as determined by the legislature and provided by law:
How do I get a building permit? The following is required for submission of a complete Permit Application
1. Fill out a Work Permit Application including a folio number (13 digit number from property tax statement or Miami-Dade County Property Appraisers) or online Miami-Dade Property Information.
2. Submit three (3) sets of plans for Drop-Offs, (2) sets of plans for Walk-Thru at the Permit Counter to obtain a processing number. Plans submitted must be considered 100% complete to qualify for plan review.
Click here to obtain a list of Projects Required to be Signed and Sealed by a Design Professional.3. You will be required to pay an up-front permit fee prior to beginning the permitting process.
Once all required approvals have been obtained and your plans signed off by the plan reviewers, the outstanding balance of your permit must be paid prior to the issuance of your permit and permit card.
Please click on Permit Application Submittal Checklist to get a copy of the permit submittal requirements for your review.
Where do I get a permit?There are different building jurisdictions. Each city has its own building official who issues building permits for work within that city's jurisdiction. The City of Miami Beach Building Department is located at 1700 Convention Center Drive. Applications and forms can be found on our website
Why get a permit?It's the law! A permit brings you the service of Building Department Plans Reviewers and Inspectors who are experts in their field. In addition to giving advice, they approve each phase of your project, checking to see that the work is done in accordance with the code and the approved plans. Working without a permit is illegal and can result in fines and cause problems if and when you sell your house.
What happens if I have been cited for beginning construction prior to obtaining a permit? You must apply for a permit and submit plans. If the construction conforms to code and your plans are acceptable, the permit will be issued and appropriate inspections will be made. If the construction does not conform to code, you have two options: Construction must be brought into compliance or construction must be removed. If the construction is not permitted under any circumstances, then it must be removed. You must have a permit to demolish and an inspection must be made to ensure that it has been demolished and the property cleared.
What are the penalties?When work for which a permit is required is commenced prior to obtaining a permit, the permit applicant shall be required to pay one hundred fifteen dollars ($115.00) plus a double permit fee. In no event shall the applicant pay less than one hundred fifteen dollars ($115.00) plus double the amount of the minimum fee as specified for each type of work. The payment of the required fee shall not relieve any person, firm or corporation from fully complying with all of the applicable regulations and codes, nor shall it relieve them from being subject to any to the penalties therein. The double fee requirement shall be applicable to all sections of the Building Department noted herein.
For the second offense of doing work without a permit, the permit applicant shall be required to pay twice the penalty fee; two hundred thirty dollars ($230.00) plus a double permit fee. For each subsequent offense, the permit applicant shall be required to pay twice the penalty fee, five hundred seventy five dollars ($575.00) plus a double permit fee.
What are your hours of operation?HOURS OF OPERATION Building Department:8:00 a.m. to 5:00 p.m. Monday through Friday Ticket Routing System (Permits and Plan Review):A tickets - Initialize a permit and obtain a process/permit number8:00 a.m. to 4:00 p.m. Monday through FridayB tickets - Process sub-permits, stand alone trade permits, renewal and change of contractor submittals8:00 a.m. to 4:00 p.m. Monday through FridayC tickets - Walk through plan review8:00 a.m. to 10:30 a.m. Monday through Friday -(General Public and Homeowners) D tickets - Certificate of Occupancy, Certificate of Completion8:30 a.m. to 10:00 a.m. Monday through Friday and1:30 p.m. to 3:00 p.m. Monday through FridayE tickets- Drop off plan review8:00 a.m. to 4:00 p.m. Monday through FridayF tickets - Violations8:30 a.m. to 11:45 a.m. Monday through Friday and2:00 p.m. to 2:45 p.m. Monday through Friday G tickets - Special Events8:00 a.m. to 4:00 p.m. Monday through Friday H tickets - Walk through plan review1:30 p.m. to 3:00 p.m. (Homeowners Only)R tickets - Building Recertification8:30 a.m. to 3:00 p.m. Monday through Friday After 3:30 p.m., payments may only be made at the Cashier station located on the first floor or online at www.velocityhall.com. No payments are accepted at the permit counter after 3:30 p.m.
HOURS OF OPERATION
Building Department:8:00 a.m. to 5:00 p.m. Monday through Friday
Ticket Routing System (Permits and Plan Review):A tickets - Initialize a permit and obtain a process/permit number8:00 a.m. to 4:00 p.m. Monday through FridayB tickets - Process sub-permits, stand alone trade permits, renewal and change of contractor submittals8:00 a.m. to 4:00 p.m. Monday through FridayC tickets - Walk through plan review8:00 a.m. to 10:30 a.m. Monday through Friday -(General Public and Homeowners)
D tickets - Certificate of Occupancy, Certificate of Completion8:30 a.m. to 10:00 a.m. Monday through Friday and1:30 p.m. to 3:00 p.m. Monday through FridayE tickets- Drop off plan review8:00 a.m. to 4:00 p.m. Monday through FridayF tickets - Violations8:30 a.m. to 11:45 a.m. Monday through Friday and2:00 p.m. to 2:45 p.m. Monday through Friday
G tickets - Special Events8:00 a.m. to 4:00 p.m. Monday through Friday
H tickets - Walk through plan review1:30 p.m. to 3:00 p.m. (Homeowners Only)R tickets - Building Recertification8:30 a.m. to 3:00 p.m. Monday through Friday
After 3:30 p.m., payments may only be made at the Cashier station located on the first floor or online at www.velocityhall.com. No payments are accepted at the permit counter after 3:30 p.m.
To consult with an Inspector:8:00 a.m. to 8:30 a.m. Monday through Friday and3:30 p.m. to 4:00 p.m. Monday through FridayTo consult with a Plan Reviewer:By appointment onlyRecords Management (Microfilm and Research Requests):8:00 a.m. to 4:30 p.m. Monday through Friday
How will I know when I need inspections?Inspections depend on what is involved in the project. Simply stated, an inspection is required prior to covering up any part of the construction.
How and when are inspections performed?Inspections are performed from 8:00 a.m. to 3:30 p.m., Monday through Friday.The following must be at the jobsite prior to the inspector arriving to perform the inspection:
To request an inspection through our Interactive Voice Response System (I.V.R.) please call 305-673-7370. Please have your permit number available.
May I do my own work?Owner/builder permits are limited to the new construction of one single family residence per 24 month period and interior remodeling of commercial buildings is limited to $75,000 in value.
Under certain circumstances, owners of property may be exempt from contractor qualification and certification requirements. To qualify for such an exemption, an owner must personally appear and sign the building permit application and must satisfy local permitting agency requirements, if any. The owner must also complete and sign a DISCLOSURE STATEMENT which will be provided by the Building Department.
Florida Statutes, Disclosure Statement 489.103 (7) states: State law requires construction to be done by licensed contractors. You have applied for a permit under an exemption to that law. The exemption allows you, as the owner of your property, to act as your own contactor with certain restrictions even though you do not have a license.
Please be advised that the Owner/Builder is liable for the employees he hires to perform the construction. This responsibility may include the following where required by Law:
1. Worker’s compensation (for workers injured on the job)2. Social Security Tax (must be deducted from the employees wages and matched with the Owner’s funds)3. Unemployment Compensation (may or may not be required)4. Liability Coverage5. Federal Withholding Tax
What are the Contractor’s requirement to perform work in the City of Miami Beach?It is required that every contractor working in the City of Miami Beach must file valid, updated copies of their licenses and insurances with the Building Department before they will be allowed to obtain a permit. The following includes the licensing requirements for State Certified and Registered Contractors:
The Building Department has an electronic profile in their database for each contractor showing his address, phone number, certificate of competency number or the state certification/registration number, name of qualifier and the expiration date of the occupational or the municipal contractor occupational license, Workman’s Compensation and Liability Insurance.
How do I request a pin number? Once you are registered as a contractor with the City of Miami Beach, you must contact the Building Department the next business day at 305-673-7610 to obtain your pin number.Pin numbers can be changed at the request of the qualifying contractor. The contractor must submit a letter to the Building Department on the company's letterhead, explaining why a pin number change is being requested. The license number of the qualifying contractor shall be included in the letter. The qualifying contractor must sign the letter and have his signature notarized before submitting to the Building Department.
How long does it take to get a permit? The City of Miami Beach Development Review Departments which include the Building Department, Planning & Zoning Department, Public Works Department and the Fire Prevention Department are working towards a 30 day review time for residential projects and 60 days for multi-family and commercial projects.
What types of permits can I Walk-Thru? The City of Miami Beach Building Department has made the permitting process easy and fast by providing a walk-thru service for certain permit types. The walk-thru process is open for the entire day; with afternoons restricted to homeowners and special appointments to discuss comments on repeat plan reviews. These types of permits can be issued the same day, if all the required information is submitted.
All walk-thru, 24 hour drop off and 5 business days permits are limited to (3) three permit packages per customer. Please make sure that all paperwork is complete prior to submitting to the Permit Clerk.
The following is a list of permits that can be processed as walk-thru permits, 24 hour drop off and 5 business days:
List of Permits What types of permits can I Drop-off? Customers wishing to submit their plans as a drop off may do so at our Plans Router Counter. The drop-off submittal is a streamlined option that is available to everyone. There are no restrictions for the type of permit that you may drop off.
A process number must be obtained first at the Permit Counter prior to submitting your plans for drop off at the Plans Router Counter.
When a permit is being pulled by a homeowner, is it required to declare the cost of labor in the job value? Obtaining permits require paying a permit fee, which is based on the City’s permit fee Ordinance. The owner is responsible to declare the total gross square footage and estimated construction cost on the permit application.
For all alteration/remodel and new construction projects, theArchitectural/Engineering Affidavit for Job Value and Total Gross Square Footagemust be submitted with the permit application based on the project's estimated cost of construction which includes labor and materials.
If a contractor has expired permits on my property, what can I do to close out the permits? The homeowner is not responsible for closing out expired permits on his property if the permits were pulled by a contractor. The expired permits will show under the contractor’s license when he tries to apply for new permit and it is the contractor’s responsibility to close them out.
What do I need to renew a permit? Applicants (owner/contractor) will need to request a renewal of the expired permit by completing a Permit Renewal Request Form, signed, notarized and submit it to the Violations Office. Permits that are missing final inspection where the description of work to be performed does not include structural modifications, may be renewed or extended.
• The steps to apply for and obtain a renewal of an expired permit are as follows:
1. The qualifier (contractor) that is responsible for the permit that is set to expire will need to complete a Request for Renewal of a Building Permit Form. This form is required to be signed and notarized. Applicants can obtain the Request for Permit Renewal at www.miamibeachfl.gov. 2. The JOB SET (original) must be presented along with the Request for Permit Renewal. If the applicant is unable to locate the original JOB SET, and wishes to submit photocopies or microfilm copies, the applicant would need to have the copies approved by the Plan Examiner prior to submitting them to the Violations Section for renewal. 3. If the Request for Permit Renewal is submitted within 180 days of the expiration of the permit the applicant will be required to pay 50% of the permit fee. If the request for permit renewal occurs after 180 days of the expiration date the permit fee in full will be required. If work has commenced as evidenced by requests for inspections or inspections performed the applicant will be required to pay the permit fee in full. 4. Permits issued at the project level (new construction, substantial renovations/remodeling) as determined by the Chief Code Compliance Inspector will be required to complete a plan review in order to complete the renewal process. Small building permits, as determined by the Chief Code Compliance Inspector will be required to obtain the approval of the Zoning Department prior to issuance of a renewal. 5. Once the permit has been renewed the applicant will be required to request the required inspections for that permit which would include a final inspection that must pass in order for the permit to be in compliance.
1. The qualifier (contractor) that is responsible for the permit that is set to expire will need to complete a Request for Renewal of a Building Permit Form. This form is required to be signed and notarized. Applicants can obtain the Request for Permit Renewal at www.miamibeachfl.gov.
2. The JOB SET (original) must be presented along with the Request for Permit Renewal. If the applicant is unable to locate the original JOB SET, and wishes to submit photocopies or microfilm copies, the applicant would need to have the copies approved by the Plan Examiner prior to submitting them to the Violations Section for renewal.
3. If the Request for Permit Renewal is submitted within 180 days of the expiration of the permit the applicant will be required to pay 50% of the permit fee. If the request for permit renewal occurs after 180 days of the expiration date the permit fee in full will be required. If work has commenced as evidenced by requests for inspections or inspections performed the applicant will be required to pay the permit fee in full.
4. Permits issued at the project level (new construction, substantial renovations/remodeling) as determined by the Chief Code Compliance Inspector will be required to complete a plan review in order to complete the renewal process. Small building permits, as determined by the Chief Code Compliance Inspector will be required to obtain the approval of the Zoning Department prior to issuance of a renewal.
5. Once the permit has been renewed the applicant will be required to request the required inspections for that permit which would include a final inspection that must pass in order for the permit to be in compliance.
For how long is a building permit valid? A building permit is valid provided an approved inspection is obtained within 180 days of its issuance, and an approved inspection is obtained every 180 days until completion.
Can I draw my own plans? Click here to obtain a list of Projects Required to be Signed and Sealed by a Design Professional.
What are the procedures in getting a Certificate of Occupancy(CO) OR Certificate of Completion(CC)? To obtain a certificate of occupancy/completion, the following must be completed:
As part of the streamlined CO/CC process, applicants are able to submit the CO/CC application package at the time the General Contractor (GC) calls in the final building inspection, thus initiating a review of the project accounting earlier on in the process. This means that the project accounting review and final inspections will occur concurrently and should not cause a delay to the CO/CC.
Note: Customers are encouraged to simultaneously schedule their final CO/CC inspections for Planning & Zoning and Public Works when scheduling the final Building inspection.
Documents Required For CO/CC The following documents must be submitted two (2) weeks prior to issuance of a certificate of occupancy:
The following documents must be submitted 72 hours prior to issuance of a certificate of occupancy:
If you have questions regarding the process for obtaining a Certificate of Occupancy/Completion or to obtain an Certificate of Occupancy-Completion Request Form, please contact the Governmental Compliance Section at (305)-673-7610 extension 6117, 6951 and 6817.