Miami-Dade County building department

Miami-Dade County’s Construction, Permitting and Building Code Division, part of the Department of Regulatory and Economic Resources (RER), issues permits only for unincorporated Miami-Dade County. Those properties have folio numbers beginning with 30. Every municipality in the county has its own Building Official, so if a folio starts with any other number, apply to that city. The Property Appraiser’s search shows a property’s folio.

In-person service is at the Permitting and Inspection Center, 11805 SW 26th Street, open 7:30 a.m.–4 p.m. Monday–Friday, except legal holidays. Homeowners and small businesses can book permitting-guidance appointments with the Small Business and Homeowners Assistance Team (CHAT) through MeetQ. Other useful lines:

• Permit Section: (786) 315-2100, for process numbers, revisions, and inspection help
• Zoning: (786) 315-2660, for Zoning Improvement Permits
• Contractor Licensing: (786) 315-2880

Which permit you need

• Building permit: New structures, alterations, repairs, and demolition.
• Zoning Improvement Permit (ZIP): Work that doesn’t need a building permit but still has to meet zoning standards, such as chain-link fences, non-roofed pergolas, and canvas awnings.
• Trade permits: Roofing, electrical, plumbing, and mechanical work, either on their own or under a master building permit.

How to apply

1. Submit the Permit Application/Document Submission form and files through the county’s EPS Portal. You’ll get an upload confirmation number (UP#).
2. Intake staff screen the submittal and assign a process number starting with C, N, or M.
3. Pay the upfront fees. Plans are not reviewed until they’re paid. The upfront fee covers one initial review and one rework per discipline, and later reworks are billed separately.
4. Initial review takes 24 hours to 10 business days depending on the project, and so does each rework. Reviews can include building, structural, and trade; zoning, impact fees, and Public Works; environmental and flood (DERM); and, when needed, Water and Sewer, Fire Rescue, or the Florida Department of Health.
5. Pay the remaining fees and print the permit card, which lists the required inspections.

Bring a building permit application signed by the owner and notarized, a contact sheet, and a scaled plan showing the site, floor plan, finished floor elevation, and structural and trade details. Complex projects need plans digitally signed and sealed by a licensed architect or engineer. Licensed contractors can pull roofing, storm panel, accordion shutter, and electrical, mechanical, or plumbing permits that don’t need plan review through the separate E-Permitting system.

Owner-builders may act as their own general contractor. Before the permit is issued, they sign a form acknowledging their responsibilities.

Time limits:

• Applications (process numbers) are valid for 180 days.
• Issued permits expire if no approved inspection happens within 180 days. Each approved inspection on the master permit or any sub-permit extends it another 180 days.
• A Notice of Commencement may be required for improvements over $5,000, or over $15,000 for A/C repair or replacement.

Exemptions

HB 803 (from July 1, 2026): Projects under $7,500 on single-family homes, duplexes, townhouses, and their accessory structures can skip the building permit if the owner or contractor submits a written exemption request and the contract through the portal. The exemption does not cover:

• Properties partly or fully in a flood hazard area
• Multi-family units
• Electrical, plumbing, mechanical, gas, or structural work, which includes windows, doors, wind-resistant fences, and sheds

Local exemptions for single-family homes, duplexes, townhouses, and condo units: These are capped at $5,000 total in any 12-month period.

Work	Notes
Chain-link fence (not a pool barrier)	Zoning Improvement Permit required
Non-roofed pergola or trellis	Zoning Improvement Permit required
Wood deck 18 inches or less above ground	No permit
Outdoor slabs, patios, walkways, pavers	No permit (not screened-patio or pool slabs)
Rain gutters; screening an existing covered patio	No permit
Window A/C unit replacement	No permit
Licensed electrical or plumbing repairs up to $500	No permit

An exact A/C change-out of the same amperage doesn’t need an electrical permit, but it does need a mechanical permit.

Fees

The Board of County Commissioners adopted a revised building fee schedule on June 30, 2025, and it took effect October 1, 2025. It was the first increase in more than 17 years. Electrical, mechanical, and plumbing/gas applications must include the matching permit fee sheet. Fire Rescue, DERM, and impact fees (road, fire, police, parks, schools) are assessed separately. After a Notice of Violation for unpermitted work, the permit costs double, meaning the regular fee plus 100%. Refunds aren’t issued on permit fees of $130 or less.

Inspections

• Scheduling: Book online, or through the Permit Counter at (786) 315-2100, by 4 p.m. on the business day before the inspection. You need the permit number and the three-digit inspection code from the permit card.
• Same-day cancellations: Only between 6 and 8 a.m.
• Inspection hours: 8 a.m.–3:30 p.m., Monday–Friday. Routes are set between 7 and 8:15 a.m., and the Inspection Tracking page then shows your stop and the inspector’s photo. Inspectors take calls only from 7 to 8 a.m.
• Virtual inspections: Run over WhatsApp or Teams. On-demand same-day virtual inspections are available through MeetQ for some electrical, A/C change-out final, and residential pool-piping inspections.
• Overtime inspections: The request must be submitted by 2 p.m. to be handled the same day.
• On site: Keep the stamped approved plans and permit card at the job, post the address so it’s visible from the street, and have an OSHA-approved ladder ready for roofing inspections.