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Permits
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. For a list of work that does not require a permit, click here.
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.
If the property is owned by a corporation, permits can only be issued to registered contractors and will require, at the time of application, the Corporate Annual Report or Articles of Incorporation naming the signer on the application as an officer of the corporation, i.e., president, vice president, or secretary.
Drawings and Documents required include:
- One (1) set of plans and related documents (Since we are only accepting online submissions, the need for two sets is no longer required)
- Construction Cost Affidavit (required when job value is greater than $5,000)
- 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..
To begin the application process online, click here to visit our Online Permitting Resource Center.
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.
Guidelines on how to submit for County Municipal Approval can be viewed here: Guideline
Link to the Miami-Dade Department of Regulatory & Economic Resources Plan Status & Application Submittal Portal: https://www.miamidade.gov/Apps/RER/EPSPortal
Once plans have been approved by DERM, applicants must upload the approved set to the Building permit via the Attachments tab in the Citizen Self Service (CSS) portal.
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 permit. 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.
For more information regarding inspections, click here.
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. To download the CO/CC Request Form, click here.
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. To download the TCO/TCC Request Form, click here.
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. To download the TCO/TCC Extension Request Form, click here.
Permit Flowchart
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.
General Checklist for Permit Intake
Checklists by Permit Type - Commercial (Includes Condos/Apartments)
Building - Commercial Certificate of Occupancy Update
Building - Commercial Alteration (w/ Phased)
Building - Commercial Alteration
Building - Commercial Interior Alteration - Single Unit (No Structural, No exterior work)
Building - Commercial New (w/ Phased)
Building - Commercial Sign (Illuminated - Monument/Free standing structures)
Building - Commercial Sign (Non-Illuminated)
Building - Commercial Carport/Trellis/Pergola
Building - Commercial Chickee Huts
Building - Commercial Concrete Restoration
Building - Commercial Stucco repair - Add New
Building - Commercial Curb Adaptor for Roof Top Unit
Building - Commercial Deck/Pavers
Building - Commercial Demolition Total Demolition Only
Building - Commercial Driveway/Approach
Building - Commercial Fence/Vehicular Gates
Building - Commercial Flood Barrier
Building - Commercial Flooring (Use for flooring outside and in bathroom)
Building – Condominium Online Flooring (Interior flooring only; No bathroom/balcony)
Building - Commercial Hurricane Emergency Repair
Building – Commercial Marine (includes Condominiums/Apartment Buildings)
Building - Commercial Minor Repair (Less than $5,000)
Building - Commercial Pool Lifts
Building - Commercial Railings
Building - Commercial Screen Enclosures
Building - Commercial Shutters
Building - Commercial Soil Improvement
Building - Commercial Steel Structure
Building - Commercial Walk-in Coolers
Building - Commercial Curtain Walls/Storefronts/Glass Glazing
Building - Commercial Windows/Doors
Checklists by Permit Type - Residential
Building - Residential Addition
Building - Residential Alteration
Building - Residential Alteration (Phased)
Building - Residential New (Phased)
Building - Residential Carport/Trellis/Pergola
Building - Residential Chickee Huts
Building - Residential Curb Adaptor for Roof Top Unit
Building - Residential Deck/Pavers
Building - Residential Demolition
Building - Residential Doors/Solid and Garage Doors
Building - Residential Driveway/Approach
Building - Residential Flood Barrier
Building - Residential Hurricane Emergency Repair of an existing permitted item(s)
Building - Residential Louvers
Building – Residential Marine (1&2 Family)
Building - Residential Minor Repair (Less than $5,000) Repair of an existing permitted item(s)
Building - Residential Pool Lifts
Building - Residential Railings (For Glass railings, use Glass Glazing permit type)
Building - Residential Screen Enclosures
Building - Residential Shoring
Building - Residential Shutters
Building - Residential Soil Improvement
Building - Residential Steel Structure
Building - Residential Windows/Curtain Walls/Storefronts/Glass Glazing
Building - Residential Windows/Doors
Checklists by Permit Type - Other
As-Builts
Note: For projects using private provider plan reviews, the Private Provider must review the final as-built submittal.
The Final Building Inspection shall not be approved until the as-built set of drawings has been submitted and accepted by the Building Department.
Revisions
Revision As-Built (Record Set)
Shop Drawings
Fire
Fire - Hood Suppression System
Special Events
Building Special Event (Temporary Structure) Mechanical - A/C
Building Special Event (Temporary Structure) Plumbing
Building Special Event (Temporary Structure) Electrical
Building Special Event Review Bleachers
Building Special Event Review Platform
Building Special Event Review Stages
Building Special Event Review Structures
Building Special Event Review Tents
Building Special Event Review Trusses
Temporary for Construction
Temporary for Construction - Commercial Electrical
Temporary for Construction - Commercial Mechanical
General Permit Information
Expired Permits and Permit Renewals
Extensions
Issued Permits: If a permit is about to expire, and the permit holder will not be able to request and pass a mandatory inspection prior to the expiration date, a permit extension may be requested. This extension can only be requested when the permit is still in Issued status and not expired.
If granted, the permit will be extended for 180 days. If a second extension is requested, permit clerks must request approval from Administration prior to issuing an extension. Applicants are required to submit a letter explaining the reason for the extension request. The letter must be addressed by the owner or contractor ONLY. (See Fee Schedule for fees.)
Applied Status: If a permit application has no activity for 180 days, the application is placed in Abandoned status. Applicants may request an extension prior to the application entering Abandoned status.
If granted, the application will be extended for 90 days. If a second extension is requested, permit clerks must request approval from Administration prior to issuing an extension. Applicants are required to submit a letter explaining the reason for the extension request. The letter must be addressed by the owner or contractor ONLY. (See Fee Schedule for fees.)
Extensions may be requested via the Citizen Self Service (CSS) portal. The application to use is Permit Application Updates (PAU).
Renewals
Issued Permits: If a permit has expired and all required inspections have not been completed, then a permit renewal is needed to reopen the permit and then continue scheduling all the remaining inspections. Permits will be renewed for 180 days from the expiration date.
Applied Status: If a permit application has entered Abandoned status, applicants must renew the application. Applications will be renewed for 90 days from the abandoned date.
Request for renewal of an expired permit, in which a permit was applied for prior to December 2020, requires Administration approval.
Renewals may be requested via the Citizen Self Service (CSS) portal. The application to use is Permit Application Updates (PAU). If the permit was done by owner, then only the owner's notarized signature is required. A renewal fee will be charged according to the current Fee Schedule.
When original contractor cannot be found or needs to be changed, both the owner and the new contractor must sign and notarize a new permit application for a change of contractor submittal. In the case where only Final inspections are pending, the owner may serve as contractor. Change of Contractor applications may be requested via the Citizen Self Service (CSS) portal. The application to use is Permit Application Updates (PAU). In this case, the expired permit will be charged with the renewal and the change of contractor's fees using the same application according to the current Fee Schedule.
Cancellations
If a permit is in Issued status, but no work has been performed and no inspections have been requested, a permit cancellation may be requested. A Building Administrative Processing fee will be charged for the cancellation based on the current Fee Schedule. Permit Cancellations may be requested via the Citizen Self Service (CSS) portal. The application to use is Permit Application Updates (PAU).
There will be no refund of the original permit cost if this option is sought.
Change of Contractor
Applicants seeking a change of contractor must fill out a new permit application and select the “Change of Contractor” box located within the “Permit Request” section of the application.
Change of Architect/Engineer
Applicants seeking a change of architect or engineer must fill out a new permit application and select the “Change of Architect/Engineer” box located within the “Permit Request” section of the application.
Applicants must also submit a new set of drawings signed and sealed by the new architect or engineer. The replaced set of drawings may be submitted as reference.
Abandoned Applications
An application for a permit for any proposed work shall be deemed to have been abandoned, becoming null and void 180 days after the date of filing, unless such application has been pursued in good faith or a permit has been issued; except that the building official is authorized to grant one or more extensions of time for additional periods not exceeding 90 days each. The extension shall be requested in writing and justifiable cause demonstrated.
Permit Refunds
REFUND POLICY
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.