Phased Permits

The  Building Official is authorized by Section 105.13 of the Florida Building Code to provide Phased Permits’ approvals for construction projects.

After an applicant has submitted plans, calculations, survey, Permit Applications, Phase and Private Providers’ Packets, obtained a process number for the Master and Phased permits, and paid the upfront processing fees for both, she/he may apply for a Phased Permit at the permit counter.

The following items will be required:

  • All existing Commercial Buildings including Multi-Family, must present at the time of the Phase Permit, a signed/approved Life Safety Plans by the City of Miami Beach Fire Marshal.
  • Two sets of applications and packets at initial submission (Two of each is required: Permit application, Phase packet, and Private Provider packet). Forms and packets are saved at: Permit Applications, Forms, and Additional Information.
  • Four sets of plans of the architectural and structural portion of the building (Two for the Master and two for the Phase permit).
  • Final DERM plan review approval is required prior to issuance of the permit.
  • Fire Department, Planning Department, and the Building Official must approve submittals prior to the Phase Permit’s issuance.
  • Water and Sewer Verification form from the City of Miami Beach Public Works Department.
  • Phased Permit Hold Harmless form.
  • Notice to Building Official for Private Provider inspection services.
  • Copies of all development orders that have been issued by the City of Miami Beach for the proposed construction.

The permit counter’s staff will issue a process number for the Master and Phased permits and provide the applicant with invoices to pay for both. The four (4) sets of plans will be perforated and stamped with the “Phased Permit” stamp. Once the payments for both permits are satisfied, the Master Permit review will begin. Next, the applicant must obtain approvals from the Fire and Planning and Zoning Departments before the Building Official approves the issuance of the Phase Permit.  Phased permit plans will not be reviewed by other trades.

The Planning and Zoning Department will not approve phase permits that include the following:

  • Exterior demolition within an Historic District.
  • Demolition that violates a condition of a development board order.
  • Construction that requires approval from a development board, without prior approval by the applicable development board.

After the Building Official’s approval and satisfaction of required payment, the applicant will need to return to the permit counter to obtain the phased permit. The applicant will keep two sets of plans and two sets will be retained by the Building Department.  Please be advised that the cost of the phased permit is non-refundable and will not be credited to the final building permit.

The applicant may need additional trade phased permits (electrical, mechanical, plumbing, etc.). These permits must be related (linked) to the master phased permit. This will ensure that the trade permits can be transferred to the building permit once obtained. Trade permits, sub-permits, and shop drawings that require Planning and Zoning review cannot be approved until the full building permit is issued.

A National Pollutant and Discharge Elimination System (NPDES) permit may be required. Storm water, erosion and sediment control during construction, demolition, or related activities that impact one-half (1/2) acre or more, shall be in accordance with the city’s Municipal Separate Storm Sewer System (MS4) permit. (For more information, please visit the Environmental and Sustainability web page).

Separate permits from City of Miami Beach Public Works Department may be required for work on the public rights of way that involve paving, sidewalks, excavation, drainage, maintenance of traffic/street closure, tree removal/relocation/planting or dewatering, etc., as needed. For applicable permits, please contact Public Works Department at 305.673.7080.

The phased permit cost is $5,000 for Commercial New Construction, $4,000 for Commercial Interior Alteration only, and $2,000 for Residential New Construction – Single Family Residence. (Please refer to the current Fee Schedule).

A phased permit is valid for six (6) months only.  The Master permit must be obtained within six months from the date of the Phase permit’s issuance or a submittal for an additional 180 days extension of the Phase Permit must be submitted.