Due to Art Week, the main office of the Building Department located at City Hall, will be closed from Wednesday, December 5 through Friday, December 7. The North Beach Office located at 962 Normandy Drive will remain open from 8:00 a.m. until 3:00 p.m. for drop-off and over the counter permits and will not close for lunch. Scheduling and inspections completion will be performed on our regular schedule.
“The City of Miami Beach Building Department is committed to providing the highest quality services to our community by uniformly enforcing building codes in a timely manner, continuously improving through innovation and streamlining services, collaborating with city departments, and improving our professional competencies.”
The City of Miami Beach Building Department was established in 1925. The City had its own Building Code until the 1950s when the City adopted the South Florida Building Code. The modern construction boom began in the 1970s and the State of Florida started mandating statewide building codes. The first law required all municipalities and counties to adopt and enforce one of the four state-recognized model codes known as the “state minimum building codes.” During the early 1990s a series of natural disasters, together with the increasing complexity of building construction regulation in vastly changed markets, led to a comprehensive review of the state building code system. Read More
Q-1: Why is a building permit required?
It’s the law! The City of Miami Beach is guided by the Florida Building Code. See Section 105.1 and Section 102.2 (Exceptions) of the Building Code. A permit brings the service of Building Department Plans Reviewers and Inspectors who are experts in their field. In addition to providing 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 inconveniences when you sell your house.
Q-2: What is required to receive a building permit?
- A Permit Application signed and notarized by the owner and a registered contractor. Owner/Builder permits require a signed and notarized permit application and an owner’s affidavit. Please read this Permit Application Submittal Checklist for additional information.
- Submittal of two (2) complete sets of plans for Drop-Offs and for Walk-Thru. Click here to obtain a list of Projects Required to be Signed and Sealed by a Design Professional.
- A 20% Up-front permit fee is required to be paid prior to beginning of the permitting process. Once all required approvals have been obtained, the outstanding balance of the permit must be paid prior to the issuance of your permit and permit card.
- Applications, forms, and the Department's Fee Schedule can be found in our website.
Q-3: Where do I get a permit?
The City of Miami Beach, Building Department’s main office is located at 1700 Convention Center Drive (City Hall).
The North Beach Office, located at 962 Normandy Drive, services the North Beach community (63 to 86 Streets) with Building Departments’ functions.
Q-4: What are the hours of operation?
The Building Department's offices operate Monday through Friday and close for lunch everyday between Noon to 1:00 p.m.
Building Administration and Operations: 8:00 a.m. to 4:00 p.m.
Homeowner’s Permit Assistance Counter (City Hall, 1st floor) and Permit Counter (2nd floor): 8:00 a.m. to 3:30 p.m.
Ticket Routing System: All Tickets are issued at the Homeowner’s Permit Assistance Counter (1st floor) from 8:00 a.m. to 3:30 p.m.
Walk-Through Tickets are issued at the Homeowner’s Permit Assistance Counter (1st floor) from 8:00 a.m. to 11:00 a.m. One ticket, per process, at a time.
To consult with an Inspector: 8:00 a.m. to 8:30 a.m.
To consult with a Plan Reviewer: By appointment only.
Records Management (Microfilm and Public Records' Requests): 8:00 a.m. to 4:00 p.m.
Drop-Off Plans: 8:00 a.m. to 3:00 p.m.
North Beach Office, 962 Normandy Drive: 8:00 a.m. to 4:00 p.m.
Q-5: 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. Please be aware you may need Miami-Dade County approvals for the environmental core and/or impact fees depending on the scope of work.
Q-6: What types of permits can I Walk-Thru?
To participate in the walk-thru process, a ticket must be obtained at the Homeowner’s Permit Assistance Counter (City Hall, 1st floor) from 8:00 a.m. to 11:30 a.m. One ticket, per process, at a time. List of Permits. These types of permits can be issued the same day, if all the required information is submitted.
Q-7: 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.
Q-8: How do I request a pin number?
Each permit has a unique pin number associated to it. The pin number is shown in each Work Permit and it can also be looked up by logging into the contractor’s CAP account (Citizen Access Portal). If assistance is needed to find the pin number, please contact the Building Department at 305.673.7610.
Q-9: How and when are inspections performed?
Inspections may be requested via the Citizen Access Portal (CAP) and the IVR. Customers can log on in CAP to request and cancel inspections. To request an inspection through our Interactive Voice Response System (I.V.R.), please call 305. 673.7370. Please have your permit and Pin numbers available. For instructions, please consult the EnerGov CAP and IVR Training Manual.
Inspections are performed from 8:30 a.m. to 3:30 p.m., Monday through Friday. The following must be at the job site prior to the inspector arriving to perform the inspection:
The approved job copy of your plans, Recorded Notice of Commencement, the permit card must be at the construction site, and the address properly posted and visible from the street.
The job to be inspected must be accessible. An OSHA approved ladder must be available if needed.
Q-10: May I do my own work as an owner?
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 if the owner is not going to lease or sale the property after (2) two years from the C.O. issuance. Under certain circumstances, owners of property may be exempt from contractor qualification and certification requirements. To qualify for such exemption, an owner must personally appear at the Building Department to sign and notarize the building permit application, the Owner/Builder Affidavit, and must satisfy local permitting agency requirements, if any. The owner must meet with the Building Official and submit the original, complete, signed, and notarized application and Owner/Builder Affidavit (DISCLOSURE STATEMENT) to her/him.
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 contractor with certain restrictions even though you do not have a license. For the exceptions and restrictions, please refer to Florida Statute, Chapter 489.103 (7).
Q-11: What are the Contractors’ requirements to perform work in the City of Miami Beach?
It is required that contractors working in the City of Miami Beach be registered. They must file valid, updated copies of their licenses and insurances to the Building Department before they will be allowed to obtain a permit. The contractors must have all previous jobs closed or in “active” status; any open/expired project will stop any further permitting activity. The following link includes the licensing and insurance’s requirements for State Certified and Registered Contractors.
Please fax updated licenses and insurances to 305.673.7857 or email information to: BPI@miamibeachfl.gov
Q-12: 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.
Q-13: 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 $500.00 plus a double permit fee. In no event shall the applicant pay less than $500.00 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 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 a $1,000.00 penalty fee plus a double permit fee. For each subsequent offense, the permit applicant shall be required to pay a $2,000.00 penalty fee, plus a double permit fee.