Move From iBuild Application to Miami Inspection, Certificate and Final Permit Closure
This guide is for properties inside the City of Miami—not Miami-Dade County, Miami Beach, Coral Gables or another municipality.
Start with the exact task you need: use an Easy Permit, get a same-day residential review, submit plans through ProjectDox, search an old permit, schedule an inspection, request an extension or obtain a Certificate of Occupancy or Completion.
Choose the Miami Building Department Task You Need
Miami Permit Next-Step Finder
City of Miami Building Department Phone, Address and Hours
Confirm the Property Is Inside the City of Miami
Use City of Miami iBuild when
- The parcel is within City of Miami limits
- The City’s GIS recognizes the property
- Miami 21 zoning applies
- City of Miami inspectors handle the work
- The official permit history returns City records
- The project address is not controlled by another city
Verify another authority when
- The property is in Miami-Dade County
- The address is in Miami Beach
- The parcel is in Coral Gables
- The property is in North Miami
- The site is in a different municipality
- The mailing address only says “Miami”
Choose the Correct Miami Permit Route
Project |
Best starting route |
Important local check |
|---|---|---|
Small project with no plan review |
Easy Permit |
Applicant must be a qualified contractor in good standing and the exact project must be eligible |
Fence, driveway, windows, doors, roof, kitchen or bathroom remodel |
Walk-Thru Express |
Small residential project; bring a complete package during the morning service window |
New home, addition or structural remodel |
Full iBuild permit |
ProjectDox plans, zoning, flood, energy, tree and trade reviews |
Roof repair or replacement |
Roofing permit |
Roof application, product approvals, fastening, deck condition and related permit history |
Electrical, plumbing, gas or mechanical work |
Sub-permit |
Correct master permit, qualified contractor and discipline-specific inspections |
Pool, spa or exterior site work |
Reviewed permit |
Zoning, survey, flood, barrier, electrical and environmental approvals |
Commercial tenant improvement or change of use |
Commercial review |
Zoning use, occupancy, accessibility, fire, DERM/CU and MEP requirements |
Large or complex development |
Concierge or joint review |
Program eligibility, Special Area Plan, interdepartmental reviews and project schedule |
Routine facility repairs across a qualifying property |
Annual Facility Permit |
Approved one-year scope and qualifying owner, utility or government facility |
Tree removal, relocation or trimming with construction |
Tree review |
Environmental Resources and construction-related tree-permit requirements |
Use the Fast Route That Actually Fits the Project
Easy Permit
Designed for qualified contractors completing eligible small work that does not require plan review.
Result: A qualifying permit may be issued by email without the full plan-review path.
Walk-Thru Express
Residential homeowners can request same-day review for eligible small projects.
Current hours: Monday–Friday, 7:30 AM–12:30 PM, at Miami Riverside Center.
Homeowner’s Express Review
A separate expedited-review route may help qualifying owner-builder residential applications.
Do first: Confirm eligibility and required documents before scheduling.
Apply for a Miami Building Permit in Seven Practical Steps
Confirm the City controls the address
Check the property, permit history, zoning and municipality before creating an application.
Choose the correct permit path
Decide whether the project qualifies for Easy Permit, Walk-Thru Express, Homeowner’s Express, Annual Facility Permit or full iBuild review.
Start the application in iBuild
Enter the site address, full work description, construction value, owner, contractor and required professional information.
Upload plans and forms through ProjectDox
Use the invitation or project link created for the application. Upload drawings and supporting documents in the correct folders.
Complete every department review
A project can involve Building, Structural, Electrical, Plumbing, Mechanical, Zoning, Planning, Fire, Public Works, Floodplain, Environmental Resources and outside agencies.
Respond to corrections as one coordinated set
Read all comments, revise the plans, cloud changes where required and include a numbered response explaining each correction.
Pay, pull and print the permit
After approvals, verify the official fees, complete payment and pull the permit. Print the permit card and approved documents.
Complete inspections and final certification
Schedule every building and trade inspection. When construction is complete, obtain the required Certificate of Occupancy, Completion or temporary certificate.
Prepare These Items Before Opening iBuild
Property and applicant
- Correct municipality
- Exact site address
- Folio or property ID
- Owner’s legal name
- Applicant contact
- Owner authorization
Project and plans
- Detailed scope
- Construction value
- Site plan
- Floor plans
- Code analysis
- Structural details
Supporting documents
- Energy calculations
- Product approvals
- Contractor credentials
- Flood documents
- Tree or environmental review
- Notice of Commencement
What to Prepare for Common Miami Projects
Project |
Useful documents |
Resolve before submission |
|---|---|---|
Roof replacement |
Roof application, product approvals, assembly, fastening and deck information |
Existing permit history, structural damage and exact roof system |
Fence or driveway |
Survey, site plan, dimensions, materials and right-of-way information |
Setbacks, visibility triangle, easements and Public Works review |
Windows or exterior doors |
Opening schedule, Florida product approvals, design pressure and installation details |
Exact product model and opening location |
Kitchen or bathroom remodel |
Existing/proposed plan, plumbing, electrical, ventilation and structural scope |
Whether walls, occupancy, exits or structural systems change |
Addition or new home |
Survey, site plan, sealed plans, energy, flood, tree, drainage and trade documents |
Zoning, lot coverage, setbacks, flood elevation and utility requirements |
Commercial tenant improvement |
Code summary, occupancy, accessibility, fire, structural and MEP plans |
Permitted use, Certificate of Use, DERM, fire and existing CO status |
Respond to ProjectDox Comments Without Creating More Delays
Correction workflow
- Open every department comment.
- Separate design comments from missing-document requests.
- Revise the correct drawing or form.
- Cloud changed plan areas where required.
- Prepare a numbered response letter.
- Upload through the assigned task.
Response-letter format
Comment 1: Repeat the reviewer’s request.
Response: Explain the correction.
Location: Identify the revised sheet, detail or document.
Professional: Confirm the design professional signed and sealed revisions when required.
Check Reviews Outside the Building Discipline
Project issue |
Likely review |
Question to answer first |
|---|---|---|
Use, setback, lot coverage, height or parking |
Zoning / Miami 21 |
Is the project allowed at this property? |
Large development or site-plan change |
Planning and land development |
Is an ASPR, warrant, exception, waiver or rezoning required? |
Driveway, sidewalk, street or right-of-way |
Resilience and Public Works |
Does the project require a separate Public Works permit? |
Tree removal, relocation or trimming |
Environmental Resources |
Is a construction-related or standalone tree permit required? |
Historic or archaeological property |
Historic Preservation |
Is a COA, SCOA or Certificate to Dig required? |
New business or occupancy change |
Zoning, Fire, DERM and Certificate of Use |
What must be approved before the business opens? |
Flood-zone construction |
Floodplain / Building |
Which elevation and flood-compliance documents apply? |
Fire alarm, sprinkler or life safety |
Fire Prevention Bureau |
Is a standalone fire permit or expedited review available? |
Schedule the Correct Inspection and Track the Inspector
Schedule the inspection
The holder of each permit must request the inspection for that specific discipline.
Track the inspector
Use the City’s tracking service on the scheduled day to check expected inspector-arrival information.
Review past results
Search inspection history to confirm approvals, failures and the next required stage.
Before requesting
- Permit formally issued
- Correct discipline selected
- Work stage completed
- Work remains visible
- NOC handled when required
- Required sub-permits active
Before arrival
- Permit card onsite
- Approved plans available
- Gates and rooms accessible
- Safe ladders provided
- Animals restrained
- Prior corrections completed
Record and Submit the NOC Before the First Inspection When Required
General threshold
Florida law generally requires the permitting authority to receive NOC information before the first inspection when the direct contract exceeds $5,000.
HVAC exception
The inspection requirement generally does not apply to repair or replacement of an existing heating or air-conditioning system below $15,000.
Record consistency
The owner, contractor and property information should match the City permit application.
Search More Than the Permit Number
Permit history
Search permits, applications, fees and inspection information through iBuild’s global inquiry.
Microfilm records
Request archived Building records when older plans or permit files are not available online.
Liens and violations
Check for recorded City liens and active violations before buying, refinancing or beginning a renovation.
Use an Extension for an Active Permit and Completion for an Expired Permit
Permit Extension
- The permit must still be active.
- The request must be made before expiration.
- The City says a permit may be extended once.
- The extension provides 180 days from the request date.
- Use the time to complete work and all inspections.
Permit Completion
- Use this route when the permit has expired.
- Identify the remaining work and inspections.
- Provide updated contractor information if needed.
- Expect review of current code and safety conditions.
- Do not restart work until authorization is issued.
Use the City’s Free Homeowner Help Before Taking Full Responsibility
Homeowner Assistance Program
The free program assists qualifying homesteaded City of Miami homeowners through the permitting process step by step.
Owner-builder warning
The owner accepts contractor-level responsibilities for supervision, permits, worker coverage, inspections, liens and final closure.
Use Specialized Review Support Instead of Repeated Resubmissions
Concierge Program
Supports qualifying large commercial, complex, affordable-housing, City-led and other high-profile developments.
Phone: 305-416-1127
Email: concierge@miamigov.com
Joint Plan Review
Allows a qualifying project team to coordinate applicable reviewers and address major issues together.
Commercial expedited review
Check eligibility, fees, required readiness and available review disciplines before requesting expedited service.
Understand the City of Miami Private Provider Process
Register the firm
Private providers must register with the City and remain under the authority of the Building Official.
Select the service scope
Use the City’s current Notice to Building Official and required affidavits for plan review and/or inspections.
Complete trade closeout
Submit required inspection reports and closeout affidavits for Building, Roofing, Electrical, Plumbing/Gas and Mechanical disciplines.
Know Whether the Project Needs a CO, CC, TCO or TCC
Certificate |
Common use |
Before requesting |
|---|---|---|
Certificate of Occupancy — CO |
New construction or a change of use |
Required finals, approvals, fire and applicable agency clearances |
Certificate of Completion — CC |
Remodel, renovation or shell-building completion |
All permit and trade inspections completed |
Temporary CO — TCO |
Temporary occupancy while minor approved work remains |
Habitable and safe space plus Building Official approval |
Temporary CC — TCC |
Temporary completion status for an eligible project |
Required safety and agency conditions satisfied |
Codes Used by the City of Miami Building Department
Florida Building Code
The City identifies the Florida Building Code, 8th Edition (2023), including Building, Residential, Existing Building, Accessibility, Energy, Plumbing, Mechanical and Fuel Gas.
Electrical Code
The City lists the 2020 National Electrical Code, NFPA 70.
Fire Code
The City lists the Florida Fire Prevention Code, 8th Edition.
Use the Official Fee Schedule and Final iBuild Invoice
Permit-specific charges
Cost depends on permit type, project value, plan review, trade permits, revisions, inspections, certificates and other services.
Completion and extension
Permit extensions, expired-permit completion, revisions and after-the-fact work can create separate charges.
Verify before payment
Review the permit number, address and line items inside iBuild before paying.
What the Miami Permit Status Means
Fix Common City of Miami Permit Problems
Problem |
Likely cause |
Best next action |
|---|---|---|
Address does not appear |
Wrong municipality, address format or property record |
Confirm City limits and search the property information tools |
No ProjectDox invitation |
Application not advanced, incorrect email or intake issue |
Check iBuild status and contact ePlan support |
Review comments keep returning |
Partial correction, conflicting files or missing response letter |
Submit one coordinated revision addressing every discipline |
Inspection cannot be scheduled |
Permit not pulled, wrong discipline, missing NOC or inactive sub-permit |
Check issuance, permit holder and inspection prerequisites |
Old permit is expired |
Work or inspections were not completed in time |
Use Permit Completion rather than an active-permit Extension |
Business cannot open |
CO/CC, CU, Fire, DERM or zoning clearance remains open |
Identify the exact final certificate and agency approval |
What to Say When You Contact the City
“The property is at [address], folio [number]. Can you confirm that the City of Miami—not Miami-Dade County or another municipality—handles the permit?”
“I am planning [exact work]. Does this qualify for Easy Permit, Walk-Thru Express, Homeowner’s Express or full iBuild review?”
“Application [number] has comments from [departments]. Can you confirm which task I must accept and where the revised files and response letter belong?”
“Permit [number] is expired. Which remaining inspections or documents are required for Permit Completion, and must the plans be updated?”
Do Not Consider the Miami Project Complete Until These Are Confirmed
- City jurisdiction confirmed
- Correct permit route selected
- Property record verified
- Contractor registered
- Complete plans uploaded
- ProjectDox tasks completed
- Zoning and outside reviews cleared
- All comments resolved
- Permit paid and pulled
- Permit card posted
- NOC handled when required
- All inspections approved
- Trade permits finaled
- CO, CC, TCO or TCC obtained
- Certificate of Use obtained if required
- Main permit closed
City of Miami Building Department Map
Open the Correct City of Miami Permit Resource
City of Miami Building Permit FAQs
Where do I apply for a City of Miami building permit?
Use the City’s iBuild portal. Full plan-review projects also use ProjectDox for electronic drawings and supporting documents.
What is the City of Miami Building Department phone number?
Call 305-416-1100. The Building Department is at Miami Riverside Center, 444 SW 2nd Avenue, 4th Floor, Miami, Florida 33130.
What are the Miami Building Department office hours?
The department lists Monday through Friday from 7:30 AM to 4:30 PM. Building functions close to the public at 3:30 PM.
What is a Miami Easy Permit?
An Easy Permit is for eligible small projects that do not require plan review. Qualified contractors in good standing can apply and may receive the permit by email.
Which projects may qualify for same-day Walk-Thru Express review?
The City lists eligible small residential projects such as fences, driveways, windows and doors, roofing, kitchen or bathroom remodels and minor repairs. The service currently operates Monday through Friday from 7:30 AM to 12:30 PM.
How do I schedule and track a Miami building inspection?
Use the City’s online inspection service to request the inspection for the permit discipline you hold. On the scheduled day, use the inspector-tracking page for expected arrival information.
When is a Notice of Commencement required?
Florida law generally requires NOC information before the first inspection when the direct contract exceeds $5,000. Repair or replacement of an existing HVAC system below $15,000 is generally excluded from that inspection requirement.
How do I extend an active Miami permit?
Request an Extension before the permit expires. The City says an active permit may be extended once for 180 days from the request date.
What should I do when a Miami permit has already expired?
Use the Permit Completion process rather than an active-permit Extension. The City will identify the remaining work, documents, fees and inspections needed for closeout.
What is the difference between a Certificate of Occupancy and Certificate of Completion?
A Certificate of Occupancy generally applies to new construction or a change of use. A Certificate of Completion generally applies to remodels, renovations and shell-building work.
Official Information Used for This Guide
Building-Department.org is an independent informational guide and is not the City of Miami.
This page was rebuilt using current City of Miami Building Department, iBuild, ProjectDox, Easy Permit, Walk-Thru Express, inspection, property search, permit extension, certificate, private-provider, code and fee resources.
Last reviewed: July 23, 2026.
Programs, hours, fees, review procedures, forms and inspection availability can change. Confirm time-sensitive details before filing, paying or beginning work.
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.
What building department task do you need help with?
Choose your goal. The tool will suggest the right next step, what to prepare, and which official page to check.
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
Select the project type to understand which permits or reviews are commonly required. Always confirm with the official local building department.
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.
Permit Records Search Helper
Use this if you are trying to find old permits, inspection history, certificate of occupancy details, open permits, or code-related records.
Official Building Department Resource Finder
Enter city/county and state to create safe searches for official permit portals, inspection scheduling, building codes, zoning maps, forms, fees, and contact pages.
Building Department vs Planning/Zoning
- Building Department: permits, plan review, inspections, code compliance, certificates.
- Planning/Zoning: land use, setbacks, height, lot coverage, signs, parking, variances.
Best sitewide placement
Place this tool after the first main guide section or before FAQs. It turns a normal article into a practical permit-preparation page.
Important note
This tool gives educational guidance only. Final permit requirements, fees, inspections, forms, and deadlines must be confirmed with the official local building department.