How Do I Start My Project?
Depending on its complexity, the building project will require that the City’s Planning & Zoning, Public Works, Fire Prevention, and Building Departments review and approve the project.
The Planning & Zoning Department prepares, updates, and maintains neighborhood and Citywide plans, and technical data for the City pursuant to Florida Statues and City Codes. The Division is divided into four distinct sections: Planning, Zoning, Design, and Historic Preservation. A project may require approval from the Design Review Board, Historic Preservation Board, Planning Board, or Board of Adjustment.
For more information please visit the Planning & Zoning Department.
Public Works – Engineering Division performs design and drafting for plans and prepares specifications for improvements to the City’s infrastructure. The division maintains engineering and utility records. It performs inspections on the City’s bridges, seawalls, storm sewer, sanitary sewer, water, and street lighting systems. The Survey Section within the division provides surveys, legal descriptions, construction layouts, line and grade for water and sewer, streets, streetlights, and storm water improvements. The division also issues utility construction permits, reviews Planning and Zoning Board issues, and conducts building plans reviews.
For more information please visit the Public Works Department.
Fire Department – Fire Prevention Division is responsible for enforcing the Florida Fire Prevention Code by providing plan review and inspection services. o ensure occupant safety and property protection, the Fire Department is involved in most of all Building Permits issued by the City. This Division also issues permits for any work performed pertaining to fire protection systems.
For more information please visit the Fire Prevention Department.
Permitting and Inspection permit is the document that issues consent to move forward on a building project. Qualified professionals have examined the impact a project is likely to have on available resources and infrastructure. Roads, bridges, water, sewer and fire services are examples of the services a project may impact.
The permitting process begins with the review of plans and ends with a Certificate of Occupancy or Certificate of Completion. The City of Miami Beach Building Department administers most of the processes for projects occurring within the City of Miami Beach.
Permitting involves four main parts:
- Application Process
- Plans Review Process
- Getting the Permit
Application Process: 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.” (For Exemptions as stated on Section 102.2., click here).
The following is required for submission of a complete Permit Application:
- Fill out a Work Permit Application, including a folio number (13 digit number from property tax statement or Miami-Dade County Property Appraisers) or online at Miami-Dade Property Information.
- Submit (2) sets of plans for review 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.
- A non-refundable upfront permit fee is due prior to the review of any applications or plans submitted. The upfront fee is 20% of the permit fee. Once all reviews have been completed and your plans signed off, the outstanding balance of your permit must be paid prior to the issuance of your permit and permit card.
Please click on Permit Application Submittal Checklist to get a copy of the permit submittal requirements for your review.
Plans Review: The City of Miami Beach Development Review Departments which include the Building Department, Planning & Zoning Department, Public Works Department and the Fire Prevention Department aim for a 30-day review time for residential projects and 60 days for multi-family and commercial projects. Review periods will vary depending on the City’s workload.
Deficiencies in plans will cause delays in the issuance of permits. Customers must remedy deficiencies, resubmit revised plans, and obtain approval from the required agencies.
When building a new structure or remodeling an existing structure in the City of Miami Beach, plans may have to undergo the following reviews:
- Flood Plain Compliance;
- Planning & Zoning;
- Public Works;
- Fire Prevention.
In addition, plans may be reviewed by the following external agencies:
- Environmental Resource Management (DERM);
- Department of Environmental Protection (DEP);
- Miami-Dade Water & Sewer;
- Florida Department of Health;
- Army Corp of Engineers;
- South Florida Water Management District (SFWMD);
- Florida Department of Transportation (FDOT).
If the plans are rejected (3) three times, the Owner, design team, and the reviewers must meet with the Building Official before any further reviews are allowed. Please complete and submit this form to request the meeting.
Getting the Permit: Once all required approvals have been obtained and plans have been signed off by the plan reviewers, the outstanding balance of the permit must be paid prior to the issuance of the permit and permit card.
Inspections: Inspections depend on what is involved in the project. They are 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. To request an inspection through our Interactive Voice Response System (I.V.R.), please call 305.673.7370. Inspections can also be requested via CAP (Citizen Access Portal). Once the CAP registration is complete and a CAP account is created, the scheduling of inspections is just a click away. Please have the Permit and Pin numbers available when requesting inspections. Updated licenses and insurances may be sent via fax: 305.673.7857 or email to:
Judith Gonzalez-Pantigoso JudithGonzalez-Pantigoso@miamibeachfl.gov, or
Chenetria Farley ChenetriaFarley@miamibeachfl.gov
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 (for jobs’ value greater than $2,500).
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.