Renewals of Expired Permits

Expired Permits

If work has commenced and the permit is revoked, becomes null and void, or expires because of lack of progress or abandonment, a new permit covering the proposed construction shall be obtained before proceeding with the work.

If a new permit is not obtained within 180 days from the date the initial permit became null and void, the building official is authorized to require that any work which has been commenced or completed be removed from the building site. Alternately, a new permit may be issued to include the existing work in place and require the complete structure be compliant with all applicable regulations and codes in effect at the time the initial permit became null and void and any regulations which may have become effective between the date of expiration and the date of issuance of the new permit.

The City of Miami Beach will send the owner and/or permit holder a courtesy notification in the mail within 30 days of the expiration of their permit informing them that their permit will expire. If the work has commenced and is ready for inspection, the applicant should request an inspection from the Building Department before the expiration of the permit.
NOTE: Only an approved inspection will extend the permit an additional 180 days.

To close a permit, all required inspections for both, the master permit and any linked permits, must be completed and approved.


If your permit is about to expire, and you know you will not be able to request and pass a required inspection before the expiration date, you can request a one-time extension.  This extension can only be requested when the permit is still active and not expired. You will need to submit a Permit Application with the Permit Extension box checked in the Permit Request section. A minimum permit fee will be charged based on the current Fee Schedule. Once a permit has expired, it can only be extended with a renewal permit.

If your permit has expired and you have not completed all required inspections, you must first obtain a renewal permit to reopen the permit and then you can continue requesting all remaining inspections.


To obtain a renewal permit you will need a Permit Application signed and notarized by the original contractor only. If the permit was pulled by the owner, then only the owner’s notarized signature is required. You will be charged a renewal fee according to the current fee ordinance.

Change of Contractor for an Expired Permit

If you cannot find the original contractor and you wish to change the contractor, both the owner and the new contractor must sign and notarize the Permit Application. It will need to be indicated that this is a change of contractor for an expired permit in the description of work on the Permit Application. You will be charged for the renewal and change of contractor on the same application according to the current fee ordinance.