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The Building Department is dedicated to providing a smooth process for all who apply for a permit. To ensure the best customer experience, we offer both in-person and online services.
The Permitting Process
The typical permit process consists of a four-step process; Application, Plan Review, Permit Issuance and Inspections. New construction and major remodeling require an additional step at the end; Certificate of Occupancy.
To apply for a permit, applicants must submit a permit application signed and notarized by the owner or owner’s representative and a registered contractor. For an owner-builder permit, only the owner is required to sign and notarize the application. Permit applications can be submitted online at www.mbselfservice.com. A downloadable permit application can be found on the Building Forms Page. Homeowners can request assistance with submitting applications or submitting in person by emailing a request to homeownerbuild@miamibeachfl.gov.
In addition to the permit application form, the following is required as part of the application package:
- Plans and related documents, digitally signed for online submissions. Refer to the Permitting Checklist on this page to find exact requirements depending on permit type. Also refer to Planning & Zoning requirements. Plans must comply with the requirements on the “Rules for Electronic File Submission” found at the Online Permitting Resource Center
- Construction Cost Affidavit (required when job value is greater than $5,000). The cost affidavit is on the Forms page.
- Construction Parking Management Plan (CPMP ) for jobs $250,000 and greater. Affidavit in lieu of the Construction Parking Management for change of contractor, new mechanical equipment installation or replacement (exact change-out), and new sub-contractor permits when job value is $250,00.00 or greater.
- Construction Site Sediment and Erosion Control Affidavit for all jobs proposing land disturbing activities (review fee of $144.00 is assessed to those jobs valuing $250,000.00 and greater)
To assist you in this process, please review the Permit Application Submittal Checklist along with Checklists by Permit Types located on this page.
Drawings and related documents are reviewed for adherence to the Florida Building Code. Applicants may submit drawings and documents using any of the following methods:
- Drop-Off
- Applicants may drop of drawings and documents by appointment only at the North Beach Office located at 962 Normandy Drive, Miami Beach, FL 33141.
- Drawings are limited to 5 pages
- Electronic Submittal
Procedure for County Municipal Approval Reviews
Effective December 1, 2020, all projects requiring County Municipal approval must be submitted by the applicant directly to the Miami-Dade Department of Regulatory & Economic Resources.
This change is in response to customer demand for the ability to submit directly to the County agency.
In order to submit directly to the County, applicants will first need to apply for a Miami Beach permit and include, as part of the submission for County Municipal approval, a copy of the Miami Beach Building Department permit application. The copy of the Miami Beach Building Department permit application can be downloaded by logging in to the Miami Beach Citizen Self Service(CSS) portal and clicking on the “Attachments” button.
View guidelines on how to submit for County Municipal Approval
Link to the Miami-Dade Department of Regulatory & Economic Resources Plan Status & Application Submittal Portal: https://www.miamidade.gov/Apps/RER/EPSPortal
Expedite Plan Review
Applicants may request an Expedited Plan Review provided that at least one review has been completed. Requests are accepted Monday through Thursday by 2 p.m. Applicants must submit a completed Expedited Plan Review Request Form to buildingadmin@miamibeachfl.gov. Applicants must upload the revised drawings and documents prior to the scheduled plan review. Reviews are conducted on Saturdays and Sundays only.
Once plans have been approved and all required documents have been received, applicants can pay the remaining balance and receive their permits. Applicants can pay online via the Citizen Self Service (CSS) portal and download the permit card and approved drawings and related documents.
Inspections may be requested, canceled, or re-scheduled via the Citizen Self Service (CSS) 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 consent for you to be added as a contact.
Inspections are performed Monday through Friday from 8:30 a.m. to 3:30 p.m.
Jobs, which value exceeds $2,500, require a recorded Notice of Commencement (NOC). NOCs can be recorded by the Building Department’s Records Management section or at the Miami-Dade County Recorder’s office. Click here to download and print a blank NOC form.
Once the Final Building Inspection has been approved, applicants must obtain a Certificate of Occupancy (CO)/Certificate of Completion (CC) prior to occupying the property or space.
Applicants must submit a completed CO/CC Request Form to the Building Department’s Administration office. After the request has been reviewed, a final invoice will be generated. After the invoice has been paid, the Building Official will sign and issue the CO/CC. Download the CO/CC Request Form.
For work that is not entirely complete, applicants may request a Temporary Certificate of Occupancy (TCO)/Temporary Certificate of Completion (TCC). The building official shall set a time period during which the temporary certificate of occupancy/completion is valid.
Applicants must obtain TCO/TCC approval from each trade for which there is a required final inspection. Download the TCO/TCC Request Form.
In addition, if a TCO/TCC is set to expire and final inspections have not yet been approved, applicants may request an extension to the TCO/TCC. Download the TCO/TCC Extension Request Form.
The Building Department is dedicated to providing a smooth process for all who apply for a permit. To ensure the best customer experience, we offer both in-person and online services.
Use the Tool Below to Find a Permitting Checklist
PERMIT TYPES:
1. General Checklist for Permit Intake, Expired Permits, Change of Contractor, etc... 2. Commercial Building Permits (Includes Condo/Apartments) 3. Residential Building Permits 4. Other (As-Builts, Revisions, Shop Drawings, Fire, Special Events, Temp for Construction
Note: Any project that involves two or more trades i.e. Mechanical, Electrical, and Plumbing, will require a Master Building permit which requires a General Contractor. Once the Master Building permit is issued, sub-permits for the trades may be obtained.
Permit Refunds
All refunds will be made payable to the property owner of record listed in the permitting system.
Non-refundable Fees:
- Minimum permit fees and upfront fees
- Miami Dade County Code Compliance fees
- State of Florida fees mandated by Florida Statutes sections 553.721 and 468.631
Refund requests for overcharge of permit fees must meet the following conditions:
- Submission of a Permit Refund Request form from the permit holder explaining the overcharge
- The permit is still valid
- The permit has not been revoked
Refund requests will not be accepted for the following:
- Permits for which plans review has commenced or inspections performed
- Permits, for which inspections were not performed, are entitled to a 50% refund of the Building Permit Fee line item if requested within 90 days of permit issuance. No refund shall be provided after 90 days.
- Permits for which work has commenced as evidenced by any recorded inspection having made by the City, unless the refund is due to an overcharge by the City
- Permits revoked by the Building Official under authority granted by the Florida Building Code
- Permits cancelled by court order
- Permits which have expired
- When there is a Change of contractor, the original permit holder is not entitled to a refund.
- Permit applied for in error by the applicant
To apply for a refund, please submit a Permit Refund Request Form to BuildingFin@miamibeachfl.gov.
Reprieve shall be provided to those property owners, or designees of property owners, who voluntary apply for reprieve. The Reprieve Program encompasses all work done as part of Single Family Residence, Multi-Family, Mixed Use, or Commercial construction projects. The program is valid for one year and it was extended until April 30, 2023.
Fees
Only those fees associated with new permits or the re-issuance of permits will be assessed. Fees associated with work done without permits or proper inspections will not be assessed under the Reprieve Program. A property owner who has applied for reprieve pursuant to ordinance 2018-4192 will be assessed only those fees (in effect at the time of the permit application) associated with new permits or the reissuance of permits. Fees associated with work performed without permits, or without inspections, as delineated in the current Fee Schedule, will not be assessed to the reprieve applicant.
Expired Permits
In order to re-issue a permit to call for required inspections, the applicant must:
- Complete a new application.
- Bring the job set of as-built plans of the building or structure.
- The following life-safety requirements of the current building code must be complied with at all times:
a. Means of egress or escape
b. Requirement of shutters
c. Residential single station smoke detectors installed in accordance with NFPA
d. Hard-wired smoke detectors shall be installed as required.
e. Ground fault interrupter (GFI)
f. Full size pressure and temperature relief valved lines shall be installed on all water heaters
g. Handicapped access requirements
h. All gas piping systems shall be bonded to ground
i. Handrails shall be inspected and replaced, if necessary, in full compliance with Building Code requirements
j. Zoning requirements
k. Requirements of federal or state laws or other preemptive laws, codes or standards - Obtain an As-Built Certificate from a State of Florida duly licensed engineer or architect, attesting that to the best of his or her knowledge, belief and professional judgment and based on his or her inspection of the structure, the structure:
a. is structurally sound, and
b. satisfies the requirements of the applicable code in effect at the time the work was commenced, indicating the date the work on the structure was commenced from the best available records, and the requirements of the applicable code in effect on that date, and
c. complies with all requirements of the current edition of the applicable code,
d. complies with the current edition of the Americans with Disabilities Act and the Florida Fire Prevention Code, and
e. complies with the permit application and plans approved by the Building Department. - Additionally, the As-Built Certificate shall contain a narrative description of the methodology utilized to make the determination set forth in the As-Built Certificate. If the work was performed at any time during which this code accepted certification by masters in their respective trades as a condition of issuance of a Certificate of Completion, then a master shall be authorized to issue the As-Built Certificate in accordance with work involving his or her trade which otherwise complies with all requirements of this subsection.
Work performed without a permit
In order to issue a permit to call for required inspections, the applicant must:
- Complete a new application.
- Two (2) copies of as-built set of plans. At a minimum, the plans should include the following: site plan, floor plan, sufficient detail, where applicable, of structural, electrical, mechanical, plumbing, and roofing components.
- Submit evidence of when the construction was performed so that the appropriate code requirements can be enforced. This documentation could include aerial photographs, tax records, and/or surveys.
- Obtain approvals from the Building Official as well as the Fire Department and Planning Department when applicable. The application and plans will be processed as per the applicable building code requirements at the time of permit's issuance. However, the life-safety requirements of the current building code must be complied with all items enumerated in item #3 under the Expired Permits above.
- Obtain an As-Built Certificate from a State of Florida duly licensed engineer or architect, attesting that to the best of his or her knowledge, belief and professional judgment and based on his or her inspection of the structure, it complies with all items listed in item 4 under the Expired Permits above.
- Additionally, the As-Built Certificate shall contain a narrative description of the methodology utilized to make the determination set forth in the As-Built Certificate. If the work was performed at any time during which this code accepted certification by masters in their respective trades as a condition of issuance of a Certificate of Completion, then a master shall be authorized to issue the As-Built Certificate in accordance with work involving his or her trade which otherwise complies with all requirements of this subsection.
CSS is a next-generation service site for permitting, planning, business tax receipts, and code compliance. Submit your request online and check back for the status of your permit application, and building plan, or even request an inspection.
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Building Permit Assistance and Training
Building Department 2nd Floor Conf. Room 1700 Convention Center Dr, Miami BeachThe Building Department is hosting monthly sessions open to the public for training and questions related to the permitting process. WHEN Occurs the third (3rd) Thursday of each month | […]
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.
Contact & Appointment Info
Office Info
Main Office
1700 Convention Center Drive,
Miami Beach, FL 33139
305.673.7610
North Beach Office
962 Normandy Drive,
Miami Beach, FL 33141
305.673.7610
Office Hours:
Monday - Friday
8 AM - 4 PM
Closed for Lunch:
12 PM - 1 PM
Contact Emails
Inspection-related questions:
BuildingInspection@MiamiBeachfl.gov
Contractor registration-related matters including updating licenses and insurance:
BuildingContractor@MiamiBeachfl.gov
Submitting Elevation Certificates, Floodproofing Certificates, and Onsite Stormwater Drainage Certifications as part of an Electronic Plan Review:
BuildingElevCert@MiamiBeachfl.gov
Building violation-related questions:
BuildingViolations@MiamiBeachfl.gov
Building Recertification related questions:
BuildingRecertification@miamibeachfl.gov
General building questions:
BuildingInfo@MiamiBeachfl.gov
Administration
Ana M. Salgueiro, P.E.
Building Official / Director
AnaSalgueiro@miamibeachfl.gov
Mashaer Ismail
Operations Manager
MashaerIsmail@miamibeachfl.gov
Natasha Diaz
Assistant Director
NatashaDiaz@miamibeachfl.gov
Narinder Singh
Deputy Director
NarinderSingh@miamibeachfl.gov
Building Department
North Beach Office
Leonor Hernandez
Customer Service Manager
LeonorHernandez@miamibeachfl.gov
Section Chiefs
Mohsen Jarahpour
Chief Building Inspector
MohsenJarahpour@miamibeachfl.gov
Martha McNicholas, P.E.
Acting Chief Mechanical Inspector
MarthaMcNicholas@miamibeachfl.gov
Jaime Reyes
Chief Electrical Inspector
JaimeReyes@miamibeachfl.gov
James Zeigler
Chief Plumbing Inspector
JamesZeigler@miamibeachfl.gov
Lancelot Bacchus
Chief Roofing Inspector
LancelotBacchus@miamibeachfl.gov
Mohsen Jarahpour
Flood Plain Manager
MohsenJarahpour@miamibeachfl.gov
Ibrahim Alvarez
Chief Building Code Compliance Officer
BuildingViolations@MiamiBeachfl.gov
Appointments to meet with the Building Official/Director, Deputy Director, Assistant Director, or Building Operations Manager:
Call to schedule an appointment at 305.673.7610, extension 26130
Appointments to meet with a Section Chief must be made using our online booking system.
For additional assistance or if you have questions regarding the permitting process please contact Customer Service at 305.673.7610 and press 0 or, email us at BuildingInfo@miamibeachfl.gov
Home Owners
If you are a homeowner in Miami Beach, please direct all questions to: HomeOwnerBuild@miamibeachfl.gov
FAQs
Yes, you can still use your existing CAP account to access records on the CSS portal by following a few simple steps.
Watch the video tutorial.
Yes, you can still process transactions in the CAP portal until May 31st, 2019. We strongly recommend that you migrate your CAP account to CSS as soon as possible. Watch the video tutorial.
Users can search for records such as Building Permits, Plans, Parking Space Rental Permits, Wedding and Ceremony Permits, Film and Print Permits, Tree Removal Permits, Elevator Licenses, Paint Permits, Code Compliance Citations, Citizen Request, Special Master Cases, Business Tax Receipts (BTRs), and more. Vitis CSS Portal
Yes, you may apply for a Business Tax Receipt, Certificate of Use, and Annual Fire Inspection on CSS. Please visit the Finance Department for more information.
Yes, if you are an expeditor creating an account on behalf of a Business Owner, you can add your contact during the application process to be linked automatically. If you need further assistance, please email us at mbhelp@miamibeachfl.gov. Please include your CSS email account and BTR Application Number.
If you have an invoice number you can process a quick payment at miamibeachpay.com or from your smart phone using the City of Miami Beach E-Gov App.
Yes, you may add multiple invoices to your shopping cart at any time and pay when ready.
If your account is linked to a Permit, you may request your inspection online
- For more information on building permits, please visit the Interactive Permit Guide by clicking here
- For more information on planning permits or plans, please visit the planning department here
- For more information on code compliance records, please visit the code compliance department here
- For more Information on Business Tax Receipts, please visit the Finance Department here
- For more information on Parking Permits, please visit the Parking department here
- For more information on Urban Forestry Permits, please visit the Urban Forestry department here
- For more information on Elevator Licenses and Permits, please visit the Elevators Division here
- For more information on Fire Permits or Fire Annual Inspections, please visit the Fire Prevention Division here
- For more information on Special Master Hearings, please visit the City Clerk’s department here
- For more information about Special Events please visit the Tourism, Cultural, and Economic Development department here
Yes, the City will host workshops open to the public on how to use CSS. Please visit, the CSS Events page, for more information.
