Why is a building permit required?

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.

What is required to receive a building permit?

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, online.

Submit two (2) sets of plans for Drop-Offs or for Walk-Through 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. Please click on the Permit Application Submittal Checklist  to review the permit submittal requirements.

Where do I get a permit?

The City of Miami Beach Building Department is located at 1700 Convention Center Drive. The North Beach Satellite Office, located at 962 Normandy Drive, services the North Beach community (63 to 86 Streets) with Building Departments’ functions. Applications, forms, and the Building Department’s Fee Schedule, can be found in our website.

What are the Building Department’s hours of operation?

The Building Department’s offices close daily for lunch from noon to 1:00 p.m. Building Department’s main office is  located at City Hall at 1700 Convention Center Drive and the North Beach Office’s address is 962 Normandy Drive.

Building Administration and Operations: 8:00 a.m. to 4:00 p.m., Monday through Friday.
Homeowners’ Permit Assistance (1st floor) and Permit Counter (2nd floor): 8:00 a.m. to 3:15 p.m., Monday through Friday. The last ticket is issued at 3:15 p.m.
Ticket Routing System: All Tickets are issued at the Homeowners’ Permit Assistance Counter (City Hall, 1st floor) from 7:40 a.m. to 3:15 p.m., Monday through Friday.
Walk-Through Tickets are issued at 7:40 a.m. and they are served at 8:00 a.m. The tickets are provided at the Homeowners’ Permit Assistance Counter (1st floor of City Hall) from 7:40 a.m. to 11:30 a.m. on Tuesdays, and Wednesdays through Fridays they are issued from 7:40 a.m. until 11:00 a.m. One ticket, per process, at a time, and submittals with less than 10 pages for structures less than 3 stories.
Drop-Off Plans: 8:00 a.m. to 3:00 p.m., Monday through Friday.
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.
Building Department’s North Beach Office8:00 a.m. to 4:00 p.m., Monday through Friday.

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.

What types of permits can I complete with Walk-Through service?

The City of Miami Beach Building Department has made the permitting process easy and fast by providing a walk-through service for certain permit types. To participate in the walk-through process you must obtain a ticket for routing (see above the hours of operations for the walk-through service). These types of permits can be issued the same day, if all the required information is properly submitted. All walk-through processes are limited to (1) one permit package per customer (One ticket, per process, at a time), to structures less than 3 stories, and submittals with less than 10 pages. Please make sure that all paperwork is complete prior to submitting it to the Permit Clerk. The following is a list of items that can be processed as walk-through permits:  List of Permits. 

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 $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.

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 8:30 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.

Inspections may be requested via the Citizen Access Portal (CAP) until Friday, May 31, 2019 when the City will be migrating to the new Citizen Self Service (CSS). Even though customers will be able to conduct business in CAP until the day of, we are asking all users to migrate their CAP accounts to CSS as soon as possible. 

  • Please click here to visit CSS and migrate your account now.
  • For more information about the new CSS click here.

Customers can log on in CAP to request and cancel inspections until May 31, 2019. Afterwards, customers shall use CSS.
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.

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). 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.

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 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).

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.

The Building Department has an electronic profile for each contractor showing his or 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: