Phased Permits

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

Applicants must submit plans, calculations, surveys, Permit Applications, Phased and Private Providers' Packets, obtain process numbers for the Master and Phased permits, and paid the upfront processing fees for both to obtain the Phased Permit.

The following items will be required to obtain process numbers and to issue the permit:

  • All existing Commercial Buildings including Multi-Family must present at the time of the Phased 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 are required: Permit application, Phased 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 Phased permit).
  • Construction Parking Management Plan (CPMP) for job values of $250,000 or higher.
  • Phased Permit Hold Harmless form.
  • Signed and Notarized (by Owner) Notice to Building Official.
  • The complete package of certifications for all duly Authorized Representatives performing plan reviews and inspections.
  • Proof of Professional Liability Insurance per the project value, CMB must be listed as a certificate holder.
  • Water and Sewer Verification form from the City of Miami Beach Public Works Department.
  • Copies of all development orders that have been issued by the City of Miami Beach for the proposed construction.
  • Final DERM plan review approval is required before the issuance of the permit.
  • Fire Department, Parking, Planning Department, and the Building Official must approve submittals before the Phased Permit's issuance.
  • Pre-Construction Meeting held before the permit's issuance.
  • Building Official's approval is entered and saved in the system.
  • To print the Phased Permit Submittal Checklist, click here.

The permit counter's staff will issue a process number for the Master and Phased permits and will 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 Phased Permit.  Phased permit plans will not be reviewed by other trades.

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

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

After the Building Official's approval and the required payment are satisfied, 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.  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. Stormwater, erosion and sediment control during construction, demolition, or related activities that impact one-half (1/2) acre or more, shall be following 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 the 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 Phased permit issuance or submittal for an additional 180 days extension of the Phased Permit must be submitted to the Building Official.