Building FAQs
Elevation certificate copies can be requested and obtained through the Building Department's Records Management section. Requests can be made online at www.mbselfservice.com, click on Apply, and select the Records Request application.
It's the law. The City of Miami Beach Building Department 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 on Section 102.2 of the Building Code).
Building Department Plans Reviewers and Inspectors are experts in their field, they ensure that that the public remains safe through the duration of construction projects, they ensure the work is done in accordance with the Florida Building Codes and the approved set of Construction Documents. Working without a permit is illegal, can put the safety of the public at risk and can result in fines and cause issues if and when you sell your house.
Florida law 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."
There are a few exemptions, click here to view exemptions on our No Permit Required List.
A complete set of construction documents including a permit application is required to receive a building permit.
A Permit Application completely filled out including a thorough description of the scope of work.
Submit signed and sealed plans either electronically at www.mbselfservice.com or in-person. Plans submitted must be considered 100% complete to qualify for plan review.
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 have been 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.
For more information on what documents and plans are required, please visit our Permits page: https://www.miamibeachfl.gov/city-hall/building/permits/.
Before applying for a building permit, we recommend reviewing the permit application requirements checklist. Once the checklist documents have been gathered, for your convenience, the application process can be done completely online at www.mbselfservice.com. For Instruction Guides on how to apply online click here.
Applications may also be brought in-person to one of our Building Department offices:
Miami Beach City Hall
1700 Convention Center Drive,
Miami Beach, FL 33139
OR
North Beach Office
962 Normandy Drive,
Miami Beach, FL 33141.
Click here to make an appointment for in-person submission for faster service.
Permit fees are based on the job value of the permitted construction being performed. They may vary depending on how many review cycles are needed for approval. Please click here to review the fee schedule.
This is included in the permit fee cost. 20% of the permit fee is charged up-front, prior to the review starting and the remaining 80% is charged after the reviews have all passed.
As the building permitting process entails reviews and inspections by various City departments, each department applies their fee for review and inspections. Click here to download the building department fee schedule.
The Building Department's offices close daily for lunch from noon to 1 PM.
Appointments are offered for In-person or Virtual.
Homeowner's Permit Assistance: Monday through Friday, 8 AM to 3 PM.
Permit Services: Monday through Thursday, 8 AM to 3 PM.
To consult with a Trade Chief (Plan Review/Inspection): Tuesdays 1 PM to 3 PM and Thursdays 8:30 AM to 11:30 AM.
Records Management (Public Records Requests): Monday through Friday, 8 AM to 3 PM.
For more information, please visit our Contact Us page: https://www.miamibeachfl.gov/city-hall/building/contact-us/.
On average, permits are Issued after two review cycles. Each review cycle takes a maximum of 15 business days. The amount of time it takes to obtain approval depends on how quickly the applicant can correct and resubmit the construction documents.
For more information on processing times, please visit our Building Dashboard
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. Once the permit is Finaled, you must contact the Building Violations section to close the violation.
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.
For more information, please visit our Violations page: https://www.miamibeachfl.gov/city-hall/building/violations/.
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.
For more information, please visit our Violations page: https://www.miamibeachfl.gov/city-hall/building/violations/.
Inspections depend on what is involved in the project. Simply stated, an inspection is required prior to covering up any part of the construction.
For more information, please visit our Inspections page: https://www.miamibeachfl.gov/city-hall/building/inspections/.
Inspections are performed Monday through Friday from 8:30 a.m. to 3:30 p.m.
The following are required for inspection:
- The approved job copy of the plans and any revisions, and documents must be printed and available for inspection on the project site.
- Permit Card
- Recorded Notice of Commencement
- Property address must be properly posted and visible from the street
- Job to be inspected must be accessible
- An OSHA approved ladder must be available if needed
Inspections may be requested, canceled, or re-scheduled via the Civic Access portal.
*Important: If you are neither the contractor nor the owner, you must be added to each permit for which you seek access to. To be added to a permit, you must submit a notarized letter from the contractor or the owner giving you consent to be added as a contact.
For more information, please visit our Inspections page: https://www.miamibeachfl.gov/city-hall/building/inspections/.
Owner-Builder Requirements
F.S. 489.103(c) DISCLOSURE STATEMENT
1. I understand that state law requires construction to be done by a licensed contractor and have applied for an owner-builder permit under an exemption from the law. The exemption specifies that I, as the owner of the property listed, may act as my own contractor with certain restrictions even though I do not have a license.
2. I understand that building permits are not required to be signed by a property owner unless he or she is responsible for the construction and is not hiring a licensed contractor to assume responsibility.
3. I understand that, as an owner-builder, I am the responsible party of record on a permit. I understand that I may protect myself from potential financial risk by hiring a licensed contractor and having the permit filed in his or her name instead of my own name. I also understand that a contractor is required by law to be licensed in Florida and to list his or her license numbers on permits and contracts.
4. I understand that I may build or improve a one-family or two-family residence or a farm outbuilding. I may also build or improve a commercial building if the costs do not exceed $75,000. The building or residence must be for my own use or occupancy. It may not be built or substantially improved for sale or lease, unless I am completing the requirements of a building permit where the contractor listed on the permit substantially completed the project. If a building or residence that I have built or substantially improved myself is sold or leased within 1 year after the construction is complete, the law will presume that I built or substantially improved it for sale or lease, which violates the exemption.
5. I understand that, as the owner-builder, I must provide direct, onsite supervision of the construction.
6. I understand that I may not hire an unlicensed person to act as my contractor or to supervise persons working on my building or residence. It is my responsibility to ensure that the persons whom I employ have the licenses required by law and by county or municipal ordinance.
7. I understand that it is a frequent practice of unlicensed persons to have the property owner obtain an owner-builder permit that erroneously implies that the property owner is providing his or her own labor and materials. I, as an owner-builder, may be held liable and subjected to serious financial risk for any injuries sustained by an unlicensed person or his or her employees while working on my property. My homeowner’s insurance may not provide coverage for those injuries. I am willfully acting as an owner-builder and am aware of the limits of my insurance coverage for injuries to workers on my property.
8. I understand that I may not delegate the responsibility for supervising work to a licensed contractor who is not licensed to perform the work being done. Any person working on my building who is not licensed must work under my direct supervision and must be employed by me, which means that I must comply with laws requiring the withholding of federal income tax and social security contributions under the Federal Insurance Contributions Act (FICA) and must provide workers’ compensation for the employee. I understand that my failure to follow these laws may subject me to serious financial risk.
9. I agree that, as the party legally and financially responsible for this proposed construction activity, I will abide by all applicable laws and requirements that govern owner-builders as well as employers. I also understand that the construction must comply with all applicable laws, ordinances, building codes, and zoning regulations.
10. I understand that I may obtain more information regarding my obligations as an employer from the Internal Revenue Service, the United States Small Business Administration, the Florida Department of Financial Services, and the Florida Department of Revenue. I also understand that I may contact the Florida Construction Industry Licensing Board at 850.487.1395 or myfloridalicense.com/intentions2.asp for more information about licensed contractors.
11. I am aware of, and consent to, an owner-builder building permit applied for in my name and understand that I am the party legally and financially responsible for the proposed construction activity at the following address: ___________________________.
Property Address
12. I agree to notify City of Miami Beach Building Department immediately of any additions, deletions, or changes to any of the information that I have provided on this disclosure.
Licensed contractors are regulated by laws designed to protect the public. If you contract with a person who does not have a license, the Construction Industry Licensing Board and Department of Business and Professional Regulation may be unable to assist you with any financial loss that you sustain as a result of a complaint. Your only remedy against an unlicensed contractor may be in civil court. It is also important for you to understand that, if an unlicensed contractor or employee of an individual or firm is injured while working on your property, you may be held liable for damages. If you obtain an owner-builder permit and wish to hire a licensed contractor, you will be responsible for verifying whether the contractor is properly licensed and the status of the contractor’s workers’ compensation coverage.
Before a building permit can be issued, this disclosure statement must be completed and signed by the property owner and returned to the local permitting agency responsible for issuing the permit. A copy of the property owner’s driver license, the notarized signature of the property owner, or other type of verification acceptable to the local permitting agency is required when the permit is issued.
For additional assistance or if you have questions regarding the permitting process, please contact our Customer Service at 305.673.7610 and press 0 or, email at BuildingInfo@miamibeachfl.gov.
Contractors working in Miami Beach are required to be registered with the City. Contractors must file valid, updated copies of licenses and insurances to the Building Department prior to obtaining a permit. For more information, please visit our Contractor's page: https://www.miamibeachfl.gov/city-hall/building/contractors/.
When a permit application is entered into the permitting system, the system automatically generates the plan reviews that have been configured to be needed depending on the permit type that was selected or assigned. Various factors may impact if the proper plan reviews were added including selecting the correct permit type and provided accurate descriptions of work on the permit application. Once plan review starts, if a reviewer finds that there are elements on a plan that require additional disciplines to review, then those disciplines may be added later. Additionally, if scope of work or additional plans are submitted subsequently, this may also trigger additional reviews.
The permitting process involves the work of various people throughout the process. There are various timelines for the staff to complete their part. The finalization part which has a turnaround time of 2 days since the last discipline review is complete is the team that compiles the final approved set of plans, add the approval stamp, and issues the final invoice.
Inspection results may be viewed on the Civic Access Permit portal
Inspection results can be seen publicly by searching for the inspection number or permit number. Or if you are a contact on the permit, you may view the inspection results on your dashboard once logged into the portal. Contacts on the permit will also receive an automated email notification when an inspection is scheduled, and if the inspection fails and requires re-inspection.
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. Once the permit is Finaled, you must contact the Building Violations section to close the violation.
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. For more information, please visit our Violations page.
Plan review results may be viewed on the Civic Access Permit portal.
Plan review results can be seen publicly by searching for the permit number and clicking on the Review bubble. If you are a contact on the permit, you may view the results on your dashboard once logged into the portal and click on the permit number. Contacts on the permit will also receive an automated email with the Permit Corrections Report as an attachment.
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.
Building Violations are issued when there is unpermitted work done on a property or if a structure is deemed unsafe. These violations are resolved by first obtaining permits to legalize unpermitted work or to do work to bring a building into compliance. After obtaining the permit, the work must be done and receive a Final inspection. After the final inspection, the violation will be closed.
Inspections depend on what is involved in the project. Simply stated, an inspection is required prior to covering up any part of the construction.
The ability to upload and submit correction plans or documents is only available after all the reviews have been completed and the review cycle has been closed. In the event that the review cycle has been completed and you still cannot upload, you may contact your assigned permit representative or contact the help center via email at buildinginfo@Miamibeachfl.gov or via phone at (305)673-7610.
The opening of the "workflow" to begin plan review is a manual process. Permit intake staff first reviews the documents/ plans that are submitted to ensure completeness before the plan review workflow is opened. Permit intake is done in the order received and this can take 1-3 business days from the time documents/plans are submitted. If the documents submitted are deemed complete, then the plan review workflow is opened, if not the permit intake team will send an email explaining any deficiencies.
The deficiency notes will also appear on the permit portal under “Attachments”. If it's been more than 3 business days since submission and there has been no action, please contact your assigned permit representative or buildinginfo@miamibeachfl.gov or (305) 673-7610.
Owner-Builder Requirements
F.S. 489.103(c) DISCLOSURE STATEMENT
- I understand that state law requires construction to be done by a licensed contractor and have applied for an owner-builder permit under an exemption from the law. The exemption specifies that I, as the owner of the property listed, may act as my own contractor with certain restrictions even though I do not have a license.
- I understand that building permits are not required to be signed by a property owner unless he or she is responsible for the construction and is not hiring a licensed contractor to assume responsibility.
- I understand that, as an owner-builder, I am the responsible party of record on a permit. I understand that I may protect myself from potential financial risk by hiring a licensed contractor and having the permit filed in his or her name instead of my own name. I also understand that a contractor is required by law to be licensed in Florida and to list his or her license numbers on permits and contracts.
- I understand that I may build or improve a one-family or two-family residence or a farm outbuilding. I may also build or improve a commercial building if the costs do not exceed $75,000. The building or residence must be for my own use or occupancy. It may not be built or substantially improved for sale or lease, unless I am completing the requirements of a building permit where the contractor listed on the permit substantially completed the project. If a building or residence that I have built or substantially improved myself is sold or leased within 1 year after the construction is complete, the law will presume that I built or substantially improved it for sale or lease, which violates the exemption.
- I understand that, as the owner-builder, I must provide direct, onsite supervision of the construction.
- I understand that I may not hire an unlicensed person to act as my contractor or to supervise persons working on my building or residence. It is my responsibility to ensure that the persons whom I employ have the licenses required by law and by county or municipal ordinance.
- I understand that it is a frequent practice of unlicensed persons to have the property owner obtain an owner-builder permit that erroneously implies that the property owner is providing his or her own labor and materials. I, as an owner-builder, may be held liable and subjected to serious financial risk for any injuries sustained by an unlicensed person or his or her employees while working on my property. My homeowner’s insurance may not provide coverage for those injuries. I am willfully acting as an owner-builder and am aware of the limits of my insurance coverage for injuries to workers on my property.
- I understand that I may not delegate the responsibility for supervising work to a licensed contractor who is not licensed to perform the work being done. Any person working on my building who is not licensed must work under my direct supervision and must be employed by me, which means that I must comply with laws requiring the withholding of federal income tax and social security contributions under the Federal Insurance Contributions Act (FICA) and must provide workers’ compensation for the employee. I understand that my failure to follow these laws may subject me to serious financial risk.
- I agree that, as the party legally and financially responsible for this proposed construction activity, I will abide by all applicable laws and requirements that govern owner-builders as well as employers. I also understand that the construction must comply with all applicable laws, ordinances, building codes, and zoning regulations.
- I understand that I may obtain more information regarding my obligations as an employer from the Internal Revenue Service, the United States Small Business Administration, the Florida Department of Financial Services, and the Florida Department of Revenue. I also understand that I may contact the Florida Construction Industry Licensing Board at 850.487.1395 or myfloridalicense.com/intentions2.asp for more information about licensed contractors.
- I am aware of, and consent to, an owner-builder building permit applied for in my name and understand that I am the party legally and financially responsible for the proposed construction activity at the following address: ___________________________.
Property Address - I agree to notify City of Miami Beach Building Department immediately of any additions, deletions, or changes to any of the information that I have provided on this disclosure.
Licensed contractors are regulated by laws designed to protect the public. If you contract with a person who does not have a license, the Construction Industry Licensing Board and Department of Business and Professional Regulation may be unable to assist you with any financial loss that you sustain as a result of a complaint. Your only remedy against an unlicensed contractor may be in civil court. It is also important for you to understand that, if an unlicensed contractor or employee of an individual or firm is injured while working on your property, you may be held liable for damages. If you obtain an owner-builder permit and wish to hire a licensed contractor, you will be responsible for verifying whether the contractor is properly licensed and the status of the contractor’s workers’ compensation coverage.
Before a building permit can be issued, this disclosure statement must be completed and signed by the property owner and returned to the local permitting agency responsible for issuing the permit. A copy of the property owner’s driver license, the notarized signature of the property owner, or other type of verification acceptable to the local permitting agency is required when the permit is issued.
For additional assistance or if you have questions regarding the permitting process, please contact our Customer Service at 305.673.7610 and press 0 or, email at BuildingInfo@miamibeachfl.gov.
The plan review process for building permits in Miami Beach is essential to ensure compliance with the Florida Building Code, Miami Dade County Ordinances, Miami Beach Planning and Zoning Ordinances, and state and local laws.
The process involves the review of construction documents by various disciplines and departments to ensure all requirements are met. If you need assistance understanding a plan reviewer's comments, you may contact the reviewer directly for clarifications. If additional clarification or interpretation is needed, the section chief may be contacted.
Contact info for the reviewer is displayed on the Permit Correction Report, click here to view contact information for managers.
Contractors working in Miami Beach are required to be registered with the City. Contractors must file valid, updated copies of licenses and insurances to the Building Department prior to obtaining a permit. For more information, please visit our Contractor's page.
The Review Cycle has a maximum of 15 business days. The amount of time it takes to obtain approval depends on how quickly the applicant can correct and submit the construction documents.
The Review Cycle has a maximum of 15 business days. The amount of time it takes to obtain approval depends on how quickly the applicant can correct and submit the construction documents.
The Review Cycle has a maximum of 15 business days. The amount of time it takes to obtain approval depends on how quickly the applicant can correct and submit the construction documents.
The Building Department conducts inspections to ensure that construction and development are compliant with the Florida Building Code and all applicable codes. Other departments involved in the permitting process may also requires inspections such as Fire, Public Works, Planning & Zoning. Inspections must be requested at different phases of the construction projects. The licensed contractor performing the work is responsible for knowing what inspections to request and when. Inspections may be requested, canceled, or re-scheduled via the Civic Access portal.
The Building Department cannot provide an exact time of inspection. Inspections are performed Monday through Friday from 8:30 a.m. to 3:30 p.m. On the day of the inspection, you may check the inspection route at https://apps.miamibeachfl.gov/inspectionroutes. Inspections are ordered from 1-20 and are completed in that order.
Inspections are performed Monday through Friday from 8:30 a.m. to 3:30 p.m.
The following are required for inspection:
- The approved job copy of the plans and any revisions, and documents must be printed and available for inspection on the project site.
- Permit Card
- Recorded Notice of Commencement
- Property address must be properly posted and visible from the street
- Job to be inspected must be accessible
- An OSHA approved ladder must be available if needed
Inspections may be requested, canceled, or re-scheduled via the Civic Access portal.
*Important: If you are neither the contractor nor the owner, you must be added to each permit for which you seek access to. To be added to a permit, you must submit a notarized letter from the contractor or the owner giving you consent to be added as a contact.
Once the plan review starts, you can view the review comments for each discipline in real-time on the Civic Access portal. After all the disciplines have been reviewed and the review cycle is completed, the applicant must address the review comments in the construction documents and re-submit the documents to start the next review cycle
There are various reasons why a permit may have a hold. The most common is that the contractor's license and/or insurance certificate recorded in our system has expired. You can see a description of the hold in the permit record on the Civic Access Portal.
A special inspector is required to inspect certain structural elements of a project. The special inspector form that lists the individuals who will be providing the special inspection is required to be submitted before the permit is issued. This form can be downloaded from the forms page: https://www.miamibeachfl.gov/city-hall/building/forms
Approval can only be obtained once all the required legal and code-compliant construction documents are received. The City's reviewers check the construction documents to ensure compliance. If the documents are not compliant the City reviewers will request that the applicant correct the documents before an approval can be given. The amount of time it takes to obtain approval depends on how quickly the applicant can correct and submit the construction documents.
Building permit inspections can only be scheduled after the permit is Issued. If you cannot schedule inspections after the permit is Issued, please contact us so that we may troubleshoot.
Most alteration and new construction projects will need more than 1 permit. Only standalone elements like replacements of equipment or fixtures may require only one permit such as electrical or plumbing.
Most projects need plans. Some exact replacement permits such as the exact replacement of a water heater do not require plans.
The Florida Building Code governs the materials, quality control, design, and construction of concrete used in structures. Therefore, a permit is needed to ensure compliance.
Some may or may not. You only need to request the inspections that apply to the job. However, Final Inspections (any inspection with the word Final in it) must be requested. If there is a Final Inspection on your permit does not apply for example an Elevator Final Inspection, please contact us for removal of that inspection. BuildingInspection@miamibeachfl.gov or (305) 673-7610
Yes. It's the law.
Documents that are required as part of a permit application should be uploaded to the permit portal or brought in-person for upload. If you have any trouble uploading we can usually assist you via email.
The plan review cycle has a maximum time of 15 business days.
Please use the checklists available online as a guide to the construction documents that should be submitted
The Building Department visiting hours are 8am-4pm, with a closure for lunch from 12-1pm
Permits can be applied for online at www.mbselfservice.com. The Building Department can also help applicants apply for a permit in-person at City Hall or at our North Beach office.
The Building Permit application must be signed by the property owner and the contractor/qualifier.
There are some project types that can receive a permit the same day. Click here to learn more about our Same Day Services list
There must be an owner/tenant affidavit or power of attorney signed by the property owner in order to sign for the owner. But regardless the owner must sign one of those documents.
A final inspection is needed to close out building permits. This ensures that the construction was done in compliance with the relevant codes. Not closing a permit will result in expired permits which may result in violation and show up on a lien search that will delay the sale of a property.
On the day of the inspection you may check the inspection route at https://apps.miamibeachfl.gov/inspectionroutes. Inspections are ordered from 1-20 and are completed in that order. Inspector may wait for you for 5-8 minutes approx. but otherwise we would need to reschedule.
Inspector may wait for you for 5-8 minutes approx. but otherwise we would need to reschedule.
Please refer to Florida Statute section 489 for a complete listing of certified construction licenses and the scope of work allowed under each license.
Please refer to Florida Statute section 489 for a complete listing of certified construction license and the scope of work allowed under each license.
Yes
Miami-Dade County or Florida Building Commission.
A Building Records Request can be made online on Civic Access www.mbselfservice.com or in person at City Hall.
Some records requests can be completed within 24 hours. If estimated records request completion time is longer than 24 hours, the Record's staff will provide a time frame.
No. The Building Department only processes if there is a Change of Occupancy per Florida Building Code Chapter 3, or if there will be any construction. A Certificate of Use is needed for new businesses and is processed by the Planning Department.
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