BUILDING DEPARTMENT – FAQ
Building Permit Reprieve Program
If the work performed complies with the Florida Building Code, then it may remain in place. Otherwise, modifications may be required in order to be in compliance.
Although we accept As-Built affidavits, an inspection is still required.
Although we accept As-Built affidavits, an inspector may require an opening into a wall or lifting an installed tile. We try to keep the work confined to an area that will not affect the look of your home. We may lift tiles behind a refrigerator or open small holes into closets or behind cabinets.
No. The Building Department will allow you to revise your As-Built drawings to include the additional scope of work.
- Permitted work adds value to a home. Work which is not code compliant can be discovered during a home inspection which may lower your property value.
- Permitted work can assist with insurance claims. Insurance investigators will not issue a payment if unlicensed work causes a problem in your home. Unlicensed work may also void your homeowner's policy should a claim arise as a result of that work.
- Permitted work ensures the that work done has met the life safety requirements of your home.
It's the law. 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 on Section 102.2 of the Building Code).
A permit brings you 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 cause problems if and when you sell your house.
A Permit Application is required for submission of a permit.
Fill out a Permit Application including a folio number (13 digit number from property tax statement or Miami-Dade County Property Appraisers) or visit the Miami-Dade Property Information website.
Submit two (2) sets of plans for Drop-Offs and 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.
You will be required to pay an up-front permit fee (Fee Guide) 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. To facilitate the permitting process, download the Permit Application Submittal Checklist to review permit requirements.
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 (Main Office) is located at 1700 Convention Center Drive and the North Beach Office is located at 962 Normandy Drive. Online Permitting will be available soon. For more information, click here.
The Building Department's offices close daily for lunch from noon to 1:00 p.m.
Building Administration and Operations: 8:00 a.m. to 4:00 p.m., Monday through Friday
Homeowner's Permit Assistance (1st floor) and Permit Counter (2nd floor): 8:00 a.m. to 3:30 p.m., Monday through Friday
Ticket Routing System: All Tickets are issued at the Homeowner's Permit Assistance Counter (City Hall, 1st floor) from 8:00 a.m. to 3:30 p.m., Monday through Friday
Walk-Through Tickets are issued at the Homeowner's Permit Assistance Counter (1st floor) from 7:45 a.m. to 10:30 a.m., Monday through Friday. One ticket, per process, at a time.
To consult with an Inspector: 8:00 a.m. to 8:30 a.m., Monday through Friday
To consult with a Plan Reviewer: By appointment only
Records Management (Microfilm and Research Requests): 8:00 a.m. to 4:00 p.m., Monday through Friday
Drop-Off Plans: 8:00 a.m. to 3:00 p.m., Monday through Friday
Building Department's North Beach Office is located at 962 Normandy Drive, Miami Beach, FL 33141.
8:00 a.m. to 4:00 p.m., Monday through Friday
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.
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. To participate in the walk-thru process you must obtain a ticket for routing prior to 11:00 a.m. These types of permits can be issued the same day, if all the required information is submitted. All walk-thru processes are limited to one permit package per customer (one ticket, per process, at a time). Please make sure that all paperwork is complete prior to submitting it to the Permit Clerk. The following is a list of plan reviews that can be processed at the walk-thru:
- Residential and Condo Units
- New Condominium interior alteration, non-structural permit. Requirements to use this permit type:
- No exterior work to include windows and balconies.
- No interior structural construction to include new stairs, elevators, lofts or the addition of square footage.
- Plan Review consists of Building and Fire disciplines only.
- Interior Alteration (building less than 3 stories OR common area 1st floor only for 1 unit only)
- Window Replacement (building less than 3 stories OR common area 1st floor only for 1 unit only)
- Railings (building less than 3 stories)
- Driveway (no parking lot resurfacing with lights)
- Flooring (building less than 3 stories OR common area 1st floor only for 1 unit only)
- Exterior concrete restoration (building less than 3 stories)
- City Projects
- Solar Panels
Note: This process applies to structures less than three (3) stories and submittals with less than ten (10) pages.
For questions or concerns regarding this information, please visit the Building Department Administration’s Office located at City Hall, 1700 Convention Center Drive, 2nd floor, Miami Beach, FL 33139.
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.
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.
Inspections depend on what is involved in the project. Simply stated, an inspection is required prior to covering up any part of the construction.
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
- Approved permit and 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.
To request an inspection through our Interactive Voice Response System (I.V.R.), please call 305.673.7370. Please have the permit and Pin numbers available. For instructions, please consult the EnerGov CAP and IVR Training Manual.
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 Citizen Self Service (CSS) account.
Once you are registered as a contractor with the City of Miami Beach and have created your CAP account, you can also access your permit details, schedule inspections, pay fees, and more. If assistance is needed to find the pin number, please contact the Building Department at 305.673.7610.
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).
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.
The Building Department has an electronic profile for each contractor showing his/her address, phone number, certificate of competency or the state certification/registration number, name of qualifier, expiration date of the occupational or the municipal contractor occupational license, Workman’s Compensation, and Liability Insurance.
Please fax updated licenses and insurances to 305.673.7857 or email the information to: