City of Miami Beach


Part 1

Where is the Building Department located?
The Building Department is located at: 1700 Convention Center Drive, 2nd Floor, Miami Beach, Florida 33139

Why are we here to help?
The City of Miami Beach Building Department would like to help protect you against unscrupulous or unlicensed contractor as well as to inform you of your rights and responsibilities during home renovations.

What are the Building Department's business hours?
Building Department Permit Counter: 8:00 a.m. to 5:00 p.m. M-F
Building Permit Issuance Hours: 8:00 a.m. to 3:00 p.m. M-F
Records Management (Microfilm & Researched Requests): 8:00 a.m. to 12:00 p.m. M-F (Drop Off Only)
Plans Processing Room: 8:00 a.m. to 11:00 a.m. M-F (for Contractors and Home owners)
Field Inspectors Office: 7:30 a.m. to 8:15 a.m., 3:15 p.m. to 4:00 p.m. M-F
Applicants must be at the counter before 10:30 a.m. in order to complete process before inspectors enter the field. Applicants are issued a process number and served in sequence.

How can I contact someone in the Building Department?
The Building Department receives an average of 600 calls per day. In order to regulate the calls and provide the customers easy access to employees, a directory telephone system has been installed. An operator directs the calls to the proper person utilizing a touch tone system. Each individual is assigned an extension. If the employee is unavailable, the caller is able to leave a message on the machine. The operator automatically notify the employee that it is holding a message. The number is:
673-7610

Why do I need a Building Permit?
Not only is it the law, but building permits can also protect you. With a building permit you get the advice of reviewers and inspectors who will approve each phase of your project, checking to see that the work is done in accordance with the South Florida Building Code, Zoning laws and the approved plans. Additionally, a building permit is required to show compliance with sanitary, safety and welfare concerns including required setbacks from property lines and adjacent structures.
Working without a permit, when one is required, can result in fines and can cause problems when you sell your home. And, probably more importantly, you lose the assurance that the work you're paying for is built to code, a minimum standard for safety.

What types of work needs a Building Permit?
Section 101.4.2 of the South Florida Building Code states:

It shall be unlawful to construct, enlarge, alter, repair, move, remove or demolish any building structure, or any part thereof; Or any equipment, device or facility therein or thereon; Or to change the Occupancy of a building from one use Group to another requiring greater strength, means of egress, fire and sanitary provisions; Or to change to an unauthorized or prohibited use; Or to install or alter any equipment for which provision is made or the installation of which is regulated by this code; Without first having filed application and obtained a permit thereof, from the Building Official, validated by payment thereof. EXCEPTION: No permit shall be required, in this or any of the following sections, for general maintenance or repairs which to not change the occupancy, and the value of which does not exceed five hundred dollars ($500.00) in labor and material as determined by the Building Official.

The most common types of projects that permits are requested for are listed below:

Single Family Residence And Duplex
One and two-story additions
Minor repairs, remodeling and alterations
Accessory structures such as sheds, gazebos, chickees
Carports
Pools and spas
Fences and walls
Decks (wood or concrete)
Screened porch, patios, enclosures
Awnings and canopy
Review of single family residence and duplex plans brought back after corrections are made if not extensive, otherwise review of plans would require an appointment to meet each reviewer.
Change of owner or contractor
Rehabilitation of existing structures
Commercial
Minor repairs, remodeling and alterations less than $50,000 in value.
Fences
Interior and exterior signs
Paving and drainage
Landscaping
Change of owner or contractor
Awnings and canopies

How do I get a building permit?
Building permits are issued in the name of the person performing the work. Only licensed contractors or owner/builder may obtain a permit. Owner/builder permits are limited to the construction of one single family residence or duplex every two years.

What are the contractor requirements?
Copy of State Certification with a occupational license for place of business or Copy of Certificate of Competency with a Municipal Contractors Occupational License; and Certificate of Insurance made out to: City of Miami Beach, Building Department, 1700 Convention Center Drive, 2nd Floor City Hall, Miami Beach, Florida 33139

Liability with no less than $300,000 per accident or occupance for bodily injury and $50,000 per accident for property damage. Workman's Compensation. Must show name of insurer, type of policy issued, policy number, date of inception and expiration, type of insurance, and that no material change or cancellation of the insurance shall be effective without 30 days written notice by registered or certified mail. All permits will be issued to contractors with an affidavit of authorization from the owner on all buildings.

What are the requirements for owner builders?
Owner-builder applicants making application for a building permit should be advised of the following provisions and requirements that apply to owner-builders:

Proof of Ownership Prior to a building permit being issued to you, your must submit proof of ownership of the land concerned in the application in a form of a recorded deed, showing you own the property, or a copy of mortgage or warranty deed of the land, showing you are obligated to purchase the property, or a Dade County tax receipt, statement to contain legal description of property and indicate property is in your name. Legal description and name on document of proof must correspond to the name and legal description on the application or as defined in the South Florida Building Code, page 4-1, section 401. Disclosure Statement State law requires construction to be done by a licensed contractor. Your have applied for a permit under and exemption to that law. The exemption allows you, as the owner of your property, to act as your own contractor even though you do not have a license. You must supervise the construction yourself. Your may build or improve a one-family or two-family residence or a farm outbuilding. You may also build or improve a commercial building at cost of $5,000.00 or less. The building must be done for your own use or occupancy. It may not be built for sale or lease. If you sell or lease more than one building you have built yourself within one (1) year after the construction is complete, the law will presume that you built it for sale or lease, which is a violation of this exemption. You may not hire an unlicensed person as your contractor. Your construction must be done according to building codes and zoning regulations. It is your responsibility to make sure that people employed by you have licenses required by state law and by county or municipal licensing ordinances. Insurance: You should be advised that your day labor employees cause any damage to persons or property, or if any of your day labor employees are injured on the job, you are liable. Your regular home insurance policy ordinarily does not cover this type of liability. Withholding Taxes, Etc.: You should be advised to investigate your responsibility for withholding Social Security, Federal and State Unemployment Insurance Taxes and Federal Income Taxes from the wages of employees working for you on the proposed construction, and for making returns thereof to the proper agencies. Restrictions for Owner-Builders: An owner-builder, subject to the foregoing provisions and requirements, is limited to constructing one single family or duplex residence each year for his/her own or erecting a one story building of not more than 500 square feet for commercial or industrial use, or adding a first floor addition of not more than 500 square feet to a commercial or industrial building; or maintenance or repairs and non-structural alterations, not to exceed $5,000.00 on any building which he/she owners or leases. Notice: Separate permits required for Electrical, Plumbing, Roofing, and Mechanical work.

What is a walk-through process?
The "walk-through" process has been designed to make the application for building permits easier for applicants and more efficient for the city. The system, which began October 30, 1987, employs a plan processing clerk who serves as controller and coordinator of the process. The plans processing clerk guides the applicant through the review process in order to get most plans approved within ninety minutes.
The process begins with the receipt of approval from all necessary outside agencies, i.e. Department of Environmental Resource Management, Dade County Health Department. Once these approvals have been obtained, the applicant may complete a building permit application at the permit counter. Applicants must arrive at the office between 8:00 a.m. and 11:00 a.m. in order to complete the walk-through process before the inspectors depart to the field. Each applicant takes a number upon arrival and is served in order. Applications are taken until 3:00 p.m. so that paperwork received after 10:30 a.m. can be entered into the computer and held for processing. Applicants may pick up the plans and pay fee balance the following day.

The requirements for each permit application are different depending on whether the property is zoned commercial or residential. Residential projects may be undertaken by either the owner or a contractor whereas commercial projects are to be done by a licensed contractor.

What is an over-the-counter permit?
Over the counter permit include the following: interior painting and painting a roof only.

Building work permit application Qualifier of contracting company must sign and have notarize this document. Owner's affidavit Owner must signed and have notarize this document. If the property shows in Dade County Tax Accessors Office under a Corporation name, it is required back up documents to support the signer on the affidavit (e.g. Annual Report filed with the State of Florida, Corporate Documents or a letter from your lawyer.) Check is for payment of the permit.

What are Plan Requirements?
Two sets of plans - architectural sheets shall be signed and sealed by a Florida Registered Architect. Structural, electrical, plumbing and mechanical sheets must be signed and sealed by a Florida Registered Professional Engineers (when required as per South Florida Building Code 106).

If a new structure or building is other than a single family home, Site Plan Review is required. Please ask for a plans processor Supervisor for further instructions. If plans are for a restaurant, whether the restaurant is part of a multi-family hotel use, plans shall bear the seal of approval of the Dade County Health Department, as well as the Florida Restaurant and Hotel Commission. If plans are for a hospital, doctor's office or any other type of activity where x-ray equipment or any other radio active equipment is used, said plans shall bear the seal of approval of the Dade County Health Department. Plans Shall be mechanically reproduced prints, on substantial paper, no lined or colored paper. Plans shall be to scale, drawn in a professional manner {as per South Florida Building Code 106 (e)} Plans shall show complete foundations, wall sections, floor plans, roof plans and elevations. Main details are to be at a scale of not less the 3/4" to equal one foot. Plat plan showing location of proposed structure, shall clearly show all the proposed setbacks, property lines and lot size. Complete structural, mechanical, plumbing and electrical plans and any other reasonable information as may be required to clearly show the nature, character and location of the proposed work. Any specifications in which general expressions are used to the effect that "work shall be done in accordance with the building code 'or' to the satisfaction of the Building Official", shall be deemed imperfect and incomplete. Every reference to the South Florida Building Code or any other code shall be by Section or Sub-section number applicable; {S.F.B.C. 106(E)}. Any plans required for electrical, mechanical and plumbing work would be covered in the general building plans and are not required to be presented with these separate permit applications. Mechanical does not require two sets of plans for work showing new locations of equipment, duct and grilles. This information is received by one of the permit clerks and entered into the computer. The application is then routed to the plans processor who reviews the plans and determines which type of inspections are necessary. The two sets of plans are taken in by the plans room coordinator and stamped in with "JOB COPY" and "OFFICE COPY" stamps that include positions to be approved by Building, Zoning, Electrical, Plumbing, Mechanical, Fire and Engineering and a space to signify the concurrency requirements have been met. Building Permits: Required for all aspects of the building structure, roof, walls, floors, windows, doors, building repair to each of the foregoing: maintenance such as painting. The Building permit and plans covering electrical, mechanical and plumbing work must also be signed and separate permits taken out for the work. Premise Permits: Annual master permit covering any structure(s) under one ownership or lessee covering each trade. A log shall be kept entailing all work performed in maintaining existing facilities, buildings and structures under the direction of certified personnel. Each Plan may be altered by the architect or engineer involved as to minor details; the inspector will then initial and date the plan indicating approval. More complex and larger corrections must be covered by new revised sheets replacing the incorrect sheets which are voided but remain a part of the overall plans for the project. The "OFFICE COPY" of the work will remain on file in the office along with any comment sheets or critique which become part of the plans. The "JOB COPY", along with any additional comment sheets and critiques, are located on the job site and must be available to the inspectors for reference as they are called on to examine each stage of the work. The building card is signed by the various inspectors as the job passes various stages or notation is made, under comments on the permit card for improper work. The inspectors also enter their approvals or denials into the Building Department's computer system once they return to the office. Inspectors from various disciplines of structural engineering, mechanical, electrical, plumbing, zoning and fire are available weekdays for two hours each morning to review and approved plans. Once the applicant has obtained all the necessary signatures from the inspectors, he will be directed back to the permit counter. The permit clerk will determine the amount of fees due, collect payment and issue a permit with the permit card. The permit card must be conspicuously displayed on the job site. It will be signed off by the inspectors as portions of the job are completed and inspected. 304.1 PERMIT CARD (a) Upon approval of plans, specifications and application for permit and the payment of the required fee, the Building Official shall issue a permit therefor. With each such permit, the Building Official shall issue a weatherproof permit card which shall bear the description of the property, the nature of the work being done, the name of the owner and contractor and other pertinent information; and such card shall be maintained I e conspicuous place on the front of the premises affected thereby during the entire time that the work authorized by the permit is in progress. Walk through permits include the following: awnings, concrete slabs, dumpster enclosures, exterior alterations/remodeling, fences, interior alterations/remodeling, landscaping, new construction of building/structure, partial demolitions, paving, shutters, signs, swimming pool/spas, walls and windows (If the property is over 2 floor). Building Work Permit Application Qualifier of contracting company must sign and have notarize this document. Owner's Affidavit Owner must signed and have notarize this document. If the property shows in Dade County Tax Accessors Office under a Corporation name, it is required back up documents to support the signer on the affidavit (eg. Annual Report filed with the State of Florida, Corporate Documents or a letter from your lawyer.) 2 or 3 sets of plans If work is to be anything visible to the exterior of the structure Design Review Board approval is required and they will keep one set of the plans - the remaining two sets of plans will be processed for walk through. If work is only to interior of the structure, you are only required 2 sets of plans for walk through. 2 or 3 checks The first check if for Design Review Board (if applicable); the second check is for the upfront fee; and the third check is to pay for the balance of the permit after the plans have been walked through. Should you be processing a permit for a partial demolition you will also need the following: Asbestos survey, Electrical permit, Plumbing permit, Proof of ownership

What is a Warning to Owner?
Your failure to record a Notice of Commencement may result in your paying twice for improvements to your property.
If you intend to obtain financing, consult with your lender or an attorney before recording your Notice of Commencement. If not seeking financing, contact your attorney or the Florida Department of Agriculture and Consumer Services. A failure to understand your rights and responsibilities may result in your either having to pay for the work two (2) times or losing your property if you do not pay.

Go to Building Index, Part 1, Part 2, Part 3, Part 4, or I.V.R.

The information contained in this section was complied from the most frequently asked questions. Thanks to the employees of the Building Department. For comments, questions, of more information, please call (305) 673-7610.