Apply, Review, Inspect and Close a Key Biscayne Permit With Flood, Coastal and Miami-Dade Requirements in the Right Order
Island construction needs more than a basic permit form. A Key Biscayne project may also need flood-elevation documents, Miami-Dade approvals, zoning, tree review, product approvals, contractor registration, a recorded Notice of Commencement and final closeout certificates.
This guide shows the exact starting portal, application checklist, local fee formulas, inspection hours, record-search route and project-specific questions in simple language.
Choose the Key Biscayne Permit Task You Need
Key Biscayne Building, Zoning and Planning Contact Information
Confirm the Property Is Inside the Village of Key Biscayne
Use the Village portal when
- The work site is inside the incorporated Village of Key Biscayne.
- Accela or Village GIS recognizes the property.
- The project is not located in nearby Miami-Dade park or county jurisdiction.
Verify before filing when
- The property is near Crandon Park, Bill Baggs Cape Florida State Park or another agency boundary.
- The site has no assigned street address.
- The portal cannot locate the parcel.
Which Key Biscayne Permit or Review Fits the Project?
Project |
Start with |
Additional review to check |
|---|---|---|
New house, addition or major alteration |
Master building permit |
Floodplain, zoning, structural, energy, DERM, utilities and trade sub-permits |
Interior condominium renovation |
Building alteration |
Association authorization, plumbing, electrical, HVAC, fire and unit closeout |
Roof replacement |
Roofing permit |
Miami-Dade NOAs, wind resistance, structural repair and HOA rules |
Windows, doors or exterior envelope |
Building permit |
Product approvals, opening dimensions, design pressures and flood requirements |
Electrical, plumbing or HVAC work |
Trade sub-permit |
Village contractor registration and master-permit relationship |
Pool, seawall, dock or waterfront work |
Pre-review first |
Zoning, floodplain, environmental, DERM, marine and right-of-way requirements |
Tree removal or relocation |
Tree permit |
Site plan, arborist information, replacement and zoning conditions |
Fence, gate or site improvement |
Zoning review |
Survey, visibility, flood drainage, easements and HOA approval |
Commercial tenant renovation |
Building plus use review |
Certificate of Use, BTR, Fire, Health, accessibility and occupancy |
Work in swale or public right-of-way |
Public Works permit |
Driveway, sidewalk, curb, drainage, utility and traffic-control requirements |
Submit a Key Biscayne Permit Without Common Intake Rejections
Create separate Accela logins for the project contacts
Owners, qualifiers, contractors and design professionals should use their own valid Accela accounts.
Confirm ownership and authorized signers
Owner information should match the Miami-Dade Property Appraiser record. A company signer should be authorized under Florida corporate records.
Choose the permit and describe the full scope
Identify building, roofing, electrical, plumbing, mechanical and site work clearly. State whether the application resolves a violation or expired permit.
Prepare PDF-only documents
The Village checklist requires electronic PDF documents. Plans, drawings, specifications and product approvals may need digital signatures and seals.
Register every contractor before issuance
Village registration requires the applicable contractor license, liability insurance, Business Tax Receipt and workers’ compensation coverage or exemption.
Submit, pay and watch every review discipline
Open each Accela review comment. Correct the same document batch format used in the first submission and complete Miami-Dade review files separately when instructed.
Documents to Prepare Before Opening Accela
Required project basics
- Accela login for each contact
- Completed permit application
- Original or digital signatures
- Property ownership proof
- Detailed project description
- Construction value or estimate
Plans and approvals
- Survey or site plan
- Digitally signed plans
- Structural calculations
- Miami-Dade NOAs
- Energy and blower-door forms
- Flood-elevation documents
People and property
- Contractor Village registration
- Liability insurance
- Workers’ compensation proof
- HOA or landlord authorization
- Design-professional credentials
- Recorded Notice of Commencement
Use the Correct Village Form for the Exact Situation
Form or document |
Use it when |
Do not forget |
|---|---|---|
Permit Application Submittal Checklist |
Preparing any new electronic permit application |
PDF-only files, ownership, contractor registration and signatures |
Notice of Commencement |
Work value triggers Florida recording requirements |
Record and post it before the first inspection |
Change of Contractor |
The original contractor will no longer complete the permit |
Owner authorization, status of work, new credentials and applicable fee |
Change of Subcontractor |
An electrical, plumbing, mechanical or other trade changes |
Update the master-permit contacts and trade registration |
CO and Certificate of Completion Checklist |
Preparing final occupancy or project closure |
All disciplines, outside approvals and final documents |
Affidavit of Survey |
The Village permits an affidavit instead of another survey step |
Use the form only for an eligible project |
Address Assignment Request |
The property or project has no accepted physical address |
Complete address assignment before the permit record |
Tree Removal or Relocation Application |
Construction affects protected or regulated trees |
Site plan, condition explanation and arborist material where required |
Check Flood, Elevation and Coastal Requirements Before Final Design
New construction or addition
Confirm finished-floor, equipment and site elevations before completing structural and architectural plans.
Renovation or repair
Ask whether the project triggers substantial-improvement, substantial-damage or cumulative valuation review.
Mechanical equipment
Exterior and interior equipment may need elevation, anchorage, screening and flood-protection details.
Village Approval May Depend on Miami-Dade or Another Agency
Review |
Why it may apply |
Action before final submission |
|---|---|---|
Miami-Dade DERM |
Environmental, drainage, sewer, coastal or sensitive-site issues |
Ask whether a DERM approval number or document must be attached |
Miami-Dade product approval |
Windows, doors, roofing and other high-wind building-envelope products |
Submit current NOAs matching the exact product and installation |
Florida Department of Health |
Certain health-regulated businesses or systems |
Confirm health review before expecting building closeout |
Village Fire Rescue |
Fire alarm, sprinkler, life safety, occupancy or commercial work |
Coordinate fire plans, tests and Friday scheduling limits |
Public Works |
Driveways, sidewalks, swales, drainage and utility work in the right-of-way |
Identify work outside the private property line |
HOA or condominium association |
Exterior, common-area, structural, equipment and unit-renovation restrictions |
Obtain written authorization before Village submission |
Key Biscayne Permit Fees and Worked Examples
Fee item |
Village-listed amount |
How it works |
|---|---|---|
Application processing |
$33 |
Non-refundable and added to permit, shop-drawing and revision applications |
Submittal fee |
50% of base permit fee |
Paid for additions, alterations and new construction; credited at issuance |
Area-based construction |
$1.43 per total square foot |
Applies to listed residential and commercial new construction and area-based renovations |
Other permit work |
2.53% of construction value |
Used for permit types and renovations not based on area |
Minimum permit |
$100 per discipline |
A one-trade-only permit has a listed $150 discipline minimum |
Additional plan review |
$27.50 per quarter hour |
Applies after the included reviews and to revisions or shop drawings |
Reinspection |
$82.50 |
Listed for disapproved work or additional partial inspections |
Extension before expiration |
$66 |
Request before the permit or application expires |
Expired permit renewal |
$110 plus 13.75% of original base fee |
Applies when renewing an expired permit |
Change of contractor |
$110 or base fee, whichever is less |
Supporting change documents are also required |
Area-based example
A qualifying 1,000-square-foot project:
1,000 × $1.43 = $1,430 base calculation.
Processing, plan review, disciplines, surcharges and outside-agency charges can change the total.
Value-based example
A qualifying $20,000 project not based on area:
$20,000 × 2.53% = $506 base calculation.
The Building Official may use a recognized valuation source or detailed estimate when the declared value is too low.
Record and Post the Notice Before the First Inspection
When the Village checklist flags it
- General permitted work valued above $2,500
- Mechanical work valued above $7,500
- Other work covered by current Florida statutory requirements
Practical sequence
- Complete the Notice of Commencement.
- Record it with the Miami-Dade Clerk of Courts.
- Post a recorded copy at the job site.
- Have it available before the first inspection.
Schedule the Correct Inspection Through Accela
Open the issued permit record
Use the permit number and confirm that the record is issued and eligible for the requested inspection.
Choose the correct discipline and inspection
Match the request to building, roofing, electrical, plumbing, mechanical, fire, zoning or another required discipline.
Prepare the site before 10:30 AM
The listed inspection window is 10:30 AM–2:00 PM. Provide access, approved plans, permit documents and the recorded Notice of Commencement.
Leave regulated work visible
Do not cover framing, reinforcement, wiring, piping, waterproofing, roofing components or flood-related work before the required inspection.
Read the full result
Open the inspection record, review every correction and confirm whether another discipline or partial inspection remains.
Complete all finals and request CO or CC
A passed building inspection alone may not close electrical, plumbing, mechanical, fire, zoning, flood or Public Works requirements.
Prepare for the Certificate of Occupancy or Completion
Building and trade finals
- Building final
- Electrical final
- Plumbing final
- Mechanical final
- Roofing final where applicable
Outside approvals
- Zoning completion
- Fire approval
- Flood documents
- DERM or Health approval
- Public Works closeout
Final documents
- Final survey
- Elevation Certificate
- Blower-door report
- Recorded documents
- Engineer or architect letters
Search Key Biscayne Permits, Inspections and Closeout Records
Search by permit number first
A record number is usually the fastest way to find applications, files, fees and inspections.
Try the exact site address
Use the address shown in Village or Miami-Dade property records. Remove unit details temporarily when a condominium search fails.
Open inspections and files
Confirm whether the permit was issued, which inspections passed and whether a CO, CC or other closeout document was generated.
Check code and expired permits
The Village checklist says expired permits must be renewed before a new permit can be issued for the related property or work.
Use the Public Records Hub when files are missing
Submit a focused request for the application, approved plans, inspection history, CO/CC or other specific record.
Use This Recovery Checklist Before Starting a New Application
Collect first
- Old permit number
- Property address and unit
- Original scope of work
- Old contractor details
- Inspection history
- Available approved plans
Ask the Village
- Must the permit be renewed?
- Which inspections are missing?
- Is a cancellation inspection needed?
- Are revised plans required?
- Can the contractor be changed?
- What document proves closure?
What the Permit Status Means and What to Do Next
Fix Common Key Biscayne Permit Problems
Problem |
Likely cause |
Best next action |
|---|---|---|
Accela cannot find the property |
Address or unit formatting, or no assigned address |
Check property records and request address assignment when necessary |
Application rejected at intake |
Missing login, ownership proof, signature, PDF or contractor document |
Compare every upload against the Village submittal checklist |
Plans keep returning |
Wrong batch format, missing seal, incomplete NOA or unanswered comment |
Respond by discipline and resubmit a coordinated set |
Inspection option unavailable |
Permit not issued, fee due, wrong user or prerequisite inspection missing |
Open the full permit record and call 305-365-5512 when the hold is unclear |
New permit cannot be issued |
Related expired permit or unresolved code violation |
Renew and close the old record before expecting the new issuance |
Contractor cannot pull a sub-permit |
Registration, insurance or master-record contact is missing |
Update Village registration and attach the contractor to the master permit |
Final inspection passed but permit remains open |
Another trade, flood, zoning, fire, DERM or Public Works item remains |
Request a complete closeout list by discipline |
Owner wants to change contractors |
Original contractor is no longer completing the work |
Use the official change form, document field status and register the replacement contractor |
What to Say When You Contact the Permit Office
“I am planning to [describe exact work] at [address and unit]. Can you confirm the master permit, trade sub-permits, flood documents, zoning review, Miami-Dade approvals and inspections required before I submit?”
“Application [record number] has corrections from [discipline]. I uploaded a response letter and revised PDF set. Please confirm the correct file format and whether another agency review remains outstanding.”
“Permit [number] at [address] is expired or not closed. Which renewal, inspection, contractor or final-certificate steps are required before a new permit can be issued?”
Do Not Consider the Project Finished Until These Are Complete
- Village jurisdiction confirmed
- Accela contacts use correct logins
- Ownership and HOA approval confirmed
- Correct master and sub-permits selected
- Flood and elevation documents approved
- Miami-Dade approvals completed
- Contractors registered with the Village
- Notice of Commencement recorded and posted
- Permit formally issued
- Approved plans kept onsite
- All rough inspections passed
- All trade finals passed
- Zoning, Fire, DERM and Public Works cleared
- CO or Certificate of Completion issued
- Final documents saved
- Accela record shows closure
Key Biscayne Building, Zoning and Planning Office Location
Bring: Accela number, property address, plans, correction notice, contractor documents and a short question list.
Open the Correct Key Biscayne Portal, Form or Record
Key Biscayne Building Permit FAQs
Where do I apply for a Key Biscayne building permit?
Use the Village of Key Biscayne Accela Citizen Access portal. Each owner, contractor, qualifier and design professional should use the correct individual login and upload the required PDF documents.
What is the Key Biscayne permit office phone number?
Call the Building, Zoning and Planning permit clerks at 305-365-5512. The Village main number is 305-365-5511.
What are the Key Biscayne inspection hours?
Accela currently states that inspections are performed daily from 10:30 AM to 2:00 PM. Plumbing, Mechanical and Fire inspections are not available on Fridays.
How do I search Key Biscayne permit records?
Use Accela’s Building Permit Records search. Search by permit number first, then try the exact address, parcel, contractor or contact information.
What documents are required for a Key Biscayne permit?
Common requirements include a completed application, ownership proof, PDF plans, digital signatures and seals, product approvals, contractor registration, HOA authorization, flood documents and a Notice of Commencement where applicable.
How much is a Key Biscayne building permit?
The officially linked fee schedule lists $1.43 per total square foot for qualifying area-based construction and 2.53% of construction value for other listed permit work. Minimums, disciplines, processing fees, reviews and surcharges may apply.
Does Key Biscayne require a Notice of Commencement?
The Village checklist instructs applicants to complete and record a Notice of Commencement for qualifying work and provide it before the first inspection. The checklist references work above $2,500 and mechanical work above $7,500.
Can a new permit be issued when an old permit is expired?
The Village checklist states that outstanding permits in expired status must be renewed before issuance of a new permit for the related work or property.
Why are flood documents important in Key Biscayne?
Key Biscayne is a coastal flood-prone community. New buildings, additions, repairs and equipment installations may require elevation, flood-zone, substantial-improvement or final Elevation Certificate review.
How do I fully close a Key Biscayne permit?
Complete all required building, trade, fire, zoning, flood, county and Public Works approvals. Then obtain the required Certificate of Occupancy or Certificate of Completion and save the final Accela record.
Official Information Used for This Guide
Building-Department.org is an independent informational guide and is not the Village of Key Biscayne.
This page was checked against the Village permitting page, Accela Citizen Access, Forms and Resources center, Permit Application Submittal Checklist, officially linked fee schedule, Elevation Certificate resources, staff directory, appointment system and Public Records Hub.
Last reviewed: July 21, 2026.
The linked fee schedule states an effective date of March 1, 2022. Fees, forms, inspection availability, code requirements, portal behavior and staff procedures can change. Confirm time-sensitive information before filing or paying.
Khushboo Bobade is a public records researcher and editorial writer specializing in government service documentation and construction permit systems.
Her research focuses on explaining building permits, inspection procedures, zoning regulations, and public permit records maintained by local government building departments across the United States.
Professional profile: View LinkedIn Profile
Check Permit Type, Estimate Fees, Prepare Inspections and Find Official Building Department Links
Use this free tool before applying for a building permit, booking an inspection, checking zoning rules, or searching permit records. It helps homeowners, contractors, landlords, buyers, and business owners understand the next step before visiting the official building department portal.
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Before starting work, check whether your project needs building, zoning, electrical, plumbing, mechanical, right-of-way, or HOA approval.
Many portals require contractor registration, license details, insurance, plans, owner authorization, and inspection scheduling access.
Building Permit Type Finder
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Permit Fee Estimate Calculator
Estimate a rough permit fee using project value and common percentage-based review assumptions. Local minimum fees, technology fees, impact fees, reinspection fees, and trade fees can change the final amount.
Inspection Readiness Checklist
Use this before scheduling framing, electrical, plumbing, mechanical, roofing, final, or certificate-related inspections.
Zoning and Setback Pre-check
Use this before applying for a permit when your project may affect land use, setbacks, lot coverage, height, parking, signs, fences, accessory structures, or business use.
Plan Review Timeline Estimator
Estimate how complex your review may be. Local staffing, incomplete plans, corrections, holidays, fire review, zoning review, and outside agency review can change timing.
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Building Department vs Planning/Zoning
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Important note
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