Move a Miami-Dade Permit Through HVHZ Review, Inspections and Final Approval
Miami-Dade does not use one portal for every task. Plan-review applications use the EPS GoldKey Portal, eligible no-plan trade permits use contractor e-Permitting, and permit searches and inspections use the Building Permit Selection Menu.
This guide shows which system to open, how to verify county jurisdiction, what documents prevent rework, when DERM or municipal approval applies, and how to close the permit correctly.
Choose the Miami-Dade Permit Task You Need
Miami-Dade Permit Route Finder
Select the project situation to see the correct official starting point.
Miami-Dade Building Department Phone Numbers and Office
County Permit, City Permit or County Municipal Approval?
Unincorporated Miami-Dade
Use Miami-Dade County as the building authority when the property is in the unincorporated area.
The county says these folios generally begin with 30.
Inside a city or village
Miami-Dade has 35 municipalities, and each municipality has its own building official.
Start with the city building department—not the county’s unincorporated permit application.
Municipal permit needing county reviews
A city project may still need Miami-Dade review for DERM, Water and Sewer, impact fees, Fire Rescue or septic.
The county issues an M process number for County Municipal Approval.
Use the Correct Miami-Dade Online System
EPS GoldKey Portal
Use for: New applications requiring plan review, plans, corrections, reworks, revisions, extensions, reissuance, subsidiary permits and contractor changes.
Registered accounts can access My Applications and submit reworks to a UP number.
Contractor e-Permitting
Use for: Qualified contractors obtaining eligible stand-alone or subsidiary electrical, mechanical, plumbing, roofing and gas permits that do not need plan review.
The service is not the main application portal for every homeowner or plan-review project.
Building Permit Selection Menu
Use for: Permit history, inspections, fees, process/permit cross-reference, open permits, holds and outstanding requirements.
This older-looking page remains an important official search and inspection tool.
Match the Project to the Correct Permit and Review Path
Project |
Start with |
Miami-Dade-specific preparation |
|---|---|---|
New house, addition or structural alteration |
Building master permit |
Digitally signed plans, survey/site plan, zoning, structural, energy, flood, DERM, WASD, Fire and trade reviews as applicable. |
Interior remodel |
Building alteration permit |
Existing/proposed plans, structural changes, accessibility, electrical, plumbing, mechanical, gas and fire review. |
Roof replacement or repair |
Roofing permit |
Roof assembly, valid NOA or Florida Product Approval, fastening, deck condition and applicable mitigation forms. |
Windows, exterior doors or shutters |
Building permit |
Opening schedule, pressures, current NOAs/product approvals, anchors, glass and installation details. |
Fence, shed or carport |
Building + zoning |
Survey, location, setbacks, utility easements, wind design and approved standard details where used. |
Pool, spa or screen enclosure |
Building master permit |
Site plan, barriers, structural plans, electrical bonding, plumbing, gas, drainage and product approvals. |
Generator |
Electrical permit |
Generator location, setbacks, electrical load, transfer equipment, structural pad, gas permit and flood elevation. |
Business tenant or change of use |
Zoning + building |
Permitted use, signed/sealed space evaluation, accessibility, fire, DERM, CO and Certificate of Use. |
Demolition or commercial renovation |
Building + DERM |
Asbestos survey/notice, utility clearances, plans and environmental approval. Certain notices must be filed at least 10 working days before work. |
Dock, seawall, mangrove or tidal-water work |
Class I Coastal Permit |
Coastal and wetland documents, surveys, environmental plans and building/public-works permits as applicable. |
Apply for a Miami-Dade Permit in Eight Clear Steps
Verify the building authority
Confirm whether the property is unincorporated, inside a municipality or a city project requiring County Municipal Approval.
Map every required review
Check zoning, building, structural, electrical, mechanical, plumbing, Fire Rescue, DERM, Water and Sewer, septic, floodplain and impact-fee reviews.
Choose EPS or contractor e-Permitting
Use EPS when plans, corrections or multi-department review are needed. Qualified contractors may use e-Permitting for eligible no-plan trade permits.
Prepare the application and electronic plans
Complete the permit application, owner authorization, contractor information, fee sheets and project-specific checklists.
Submit through EPS GoldKey
Register or sign in, choose Building Permits, upload the application and plans, and save the assigned process or UP number.
Pay the upfront processing fee
Plan review begins after the application and documents are accepted and the required upfront fees are paid.
Complete reworks and issuance conditions
Read each discipline’s comments, upload coordinated corrections, pay final fees and resolve NOC, contractor, DERM, WASD, Fire or other holds.
Complete inspections and obtain CO/CC
Schedule required inspections, keep plans onsite, clear outstanding requirements and apply for the Certificate of Occupancy or Completion when applicable.
Miami-Dade Permit Document Checklist
Property and application
- Correct property address
- Folio number
- Owner’s legal name
- Detailed scope of work
- Construction valuation
- Signed permit application
Plans and technical files
- Digitally signed plans
- Survey or site plan
- Structural calculations
- Energy documents
- Wind-pressure schedule
- Current NOAs/product approvals
People and outside reviews
- Contractor registration
- Owner authorization
- Owner-builder disclosure
- Trade fee sheets
- DERM/WASD/Fire approvals
- Flood or septic documents
Understand Review Time, Reworks and File Rules
Published review guidance
Miami-Dade says an initial plan review may take from 24 hours to 10 business days, depending on the permit type and complexity.
Rework review may also take from 24 hours to 10 business days after corrected documents are submitted.
This is a review range—not a guaranteed permit issuance date.
What starts plan review
- Application accepted
- Documents accepted
- Process number assigned
- Upfront fee paid
- Electronic seals validated
- Correct review agencies selected
How to Respond to Plan-Review Comments
Open the application with the process number
Use EPS GoldKey to see the current review status and every reviewing discipline.
Download and organize all comments
Separate Building, Structural, Electrical, Mechanical, Plumbing, Zoning, DERM, Fire and utility comments.
Prepare one coordinated revision
Revise all affected sheets, cloud changes and update revision dates so disciplines do not receive conflicting plans.
Add a response narrative
Answer each comment by number and identify the revised sheet, detail or document.
Submit the rework to the existing UP number
A registered account allows the applicant to submit reworks through My Applications.
Verify Roofing, Windows and Exterior Products Before Ordering
Search the current approval
Miami-Dade Product Control covers windows, exterior glazing, roofing, exterior doors, skylights, shutters, siding and wall cladding.
Confirm the NOA is active
Check the NOA number, approval date, expiration date, approved sizes, pressures, glass, anchors, substrate and installation limitations.
An expired or mismatched NOA may delay plan review or inspection.
Match plans to the installed product
The permit set, product-approval package, shop drawings and installed label must describe the same approved assembly.
Do not substitute a “similar” product without approval.
Check Flood, DERM, Trees and Coastal Work Before Final Design
Flood-zone map
Check whether the property is in a Special Flood Hazard Area and identify the current flood-zone designation.
Elevation certificate
New, substantially improved or substantially damaged structures may require elevation certificates during the permit and closeout process.
50-percent rule
If improvements or repairs exceed the applicable substantial-improvement threshold, the structure may need to meet current flood-elevation requirements.
Ask Floodplain Management before committing to the scope.
Tree removal
Miami-Dade provides a separate electronic Tree Removal Permit application for regulated trees.
Freshwater wetlands
A Class IV permit may be required before clearing, filling, dredging, farming or other work in freshwater wetlands.
Coastal and tidal work
A Class I permit is required for many activities in tidal waters or coastal wetlands and for most mangrove trimming, alteration or removal.
Record the NOC Before Inspections Begin
When it is generally required
Florida’s Construction Lien Law requires a Notice of Commencement for real-property improvements greater than $5,000.
The county notes an exception for repair or replacement of an existing heating or air-conditioning system valued below $15,000.
Miami-Dade NOC checklist
- Separate NOC for each permit
- Signed by the owner
- Notarized
- Recorded with the Clerk
- Certified copy onsite
- Recorded before inspections
Pulling Your Own Permit Creates Real Legal Responsibility
Application sequence
- Submit the permit application and plans.
- Complete the normal plan-review process.
- Schedule owner-builder validation.
- Appear in person or virtually.
- Affirm that you understand the legal obligations.
- Pass validation before permit issuance.
Owner-builder responsibilities
- Directly supervise work
- Comply with building codes
- Obtain every trade permit
- Schedule inspections
- Manage worker obligations
- Protect against construction liens
Check the Contractor Before Signing or Paying
Search county records
The Miami-Dade contractor search shows Certificate of Competency information, status and complaints.
Verify before the permit
- Correct legal company name
- Active license
- Correct trade category
- Current insurance
- Qualifier matches company
- No unresolved complaint concern
Schedule, Track and Prepare for Miami-Dade Inspections
Scheduling rules
- Permit number required
- Three-digit inspection code
- Request one business day before
- Submit before 4:00 PM
- Contact name and phone
- Cancel same-day route 6–8 AM
Jobsite readiness
- Permit card available
- Approved plans onsite
- Notice of Commencement onsite
- Work remains uncovered
- Safe access provided
- OSHA-approved ladder for roofing
What to Do After the Inspector Leaves
Search Permits, Plans, Inspections and Certificates
Search the Building Permit Selection Menu
Use the permit number, process number or property address to view permit history and inspections.
Use the correct address format
Enter the street address without city, state or ZIP. Use abbreviations such as ST, AVE or RD rather than spelling out the street type.
Check open master and subsidiary permits
Review building, electrical, plumbing, gas, mechanical, roofing and fire records separately.
Search CO/CC and Certificate of Use
Confirm that the project received the required occupancy or completion certificate and that the business use is approved.
Request building plans when needed
Contact the Microfilm and Plans Library at 786-315-2340 for existing plans or surveys not available online.
What the Application or Permit Status Means
Resolve an Expired or Open Miami-Dade Permit
Gather before contacting the county
- Permit and process numbers
- Property address and folio
- Original project scope
- Contractor on record
- Inspection history
- Available approved plans
Possible county direction
- Permit extension
- Permit renewal or reissue
- New permit application
- Expired permit check
- Permit cancellation
- Superseded-by-another-permit request
Miami-Dade Building Permit Fees Effective October 1, 2025
Fee item |
Official amount |
Practical meaning |
|---|---|---|
Minimum building permit |
$147 |
Listed minimum for residential dwellings and other uses unless another specific fee applies. |
New detached single-family or duplex building |
$0.96 per square foot |
Building fee only; electrical, plumbing, mechanical and agency charges are separate. |
Single-family or duplex addition |
$0.96 per square foot |
Other reviews and subsidiary trade permits remain separate. |
Minimum plumbing or gas permit |
$147 |
Specific fixture or system charges may affect the total. |
Minimum electrical permit |
$147 |
Applies unless a specific fee or supplementary-permit exception controls. |
Minimum mechanical permit |
$147 |
Separate electrical, water or gas permits may be needed for equipment connections. |
Common residential hardening exact change-outs |
$130 |
The schedule lists $130 for qualifying A/C, windows/doors, generator under 20 kW, electrical panel, standard fence, small shed or water heater work. |
Solar photovoltaic using county standard roof flashing |
$250 |
Custom details or separate electrical/roofing review may change the total. |
Additional inspection |
$92.48 |
The fee schedule includes an initial and follow-up inspection; additional inspections can trigger this charge. |
Residential CO |
$105 per unit |
Certificate and completion charges are separate from the permit fee. |
Work started before permit |
100% additional fee |
The applicant pays the usual permit fee plus an additional equal fee, and other penalties may still apply. |
Alternative Plan Review and Inspections
Plan review and inspections
A property owner may retain a qualified Private Provider to perform code plan review, inspections or both under Florida law.
Fee discounts
The current schedule generally lists a 15% discount for private-provider inspections only and a 30% discount for plan review plus inspections.
The provider must be disclosed before permit issuance.
Closeout still matters
Inspection reports, required code forms and trade Certificates of Compliance must be submitted before CO or CC.
Opening a Business Requires CO and Certificate of Use Checks
New or changed occupancy
A building permit may be required when the new business changes the established use or occupancy—even when the tenant is not planning visible construction.
- Zoning use verification
- Signed/sealed space evaluation
- Accessibility compliance
- Fire review
- Environmental review
- Certificate of Occupancy
Before opening
Businesses in unincorporated Miami-Dade must obtain a Certificate of Use. A CU confirms the use is allowed and the space has the proper occupancy approval.
- CO or CC complete
- CU issued
- Fire approvals complete
- DERM review complete
- Required inspection passed
- Local Business Tax obtained
Check Whether an Older Building Is Due for Recertification
Coastal condominium or cooperative
Three-story-or-taller condominium and cooperative buildings within three miles of the coastline generally enter recertification at 25 years and every 10 years afterward.
Other covered buildings
Other covered buildings generally enter recertification at 30 years and every 10 years afterward, subject to the county transition rules and exemptions.
Secure the Construction Site Before a Storm
- Secure roofing tile
- Secure insulation boards
- Remove loose debris
- Secure temporary toilets
- Secure construction equipment
- Secure shacks and storage
- Secure hoisting equipment
- Post hurricane placard
The EPS portal reminds contractors and permit holders to secure hazardous jobsite materials during tropical-storm or hurricane watches and warnings. The county placard must be posted from June 1 through November 30.
Fix Common Miami-Dade Permit Problems
Problem |
Best next action |
|---|---|
No application appears in EPS address search |
Use the Building Permit Selection Menu because EPS address results are limited to applications requiring plan review. |
Permit was filed with the county but property is inside a city |
Confirm the municipality and determine whether you need the city permit plus a County Municipal Approval. |
Plans are approved but permit is not issued |
Check final fees, contractor registration, NOC, DERM, Fire, WASD, impact-fee and permit-outstanding requirements. |
Product approval is rejected |
Verify the NOA is active and matches product model, size, pressure, substrate, anchors and installation details. |
Inspection is not on today’s route |
Check again after 8:15 AM. If it remains absent, call 786-315-2100. |
Inspection cannot be requested |
Check permit issuance, outstanding requirements, NOC, inspection sequence and contractor status. |
Permit application expired |
Submit a signed extension request explaining that the application was pursued in good faith, subject to current county rules. |
Issued permit expired or work never began |
Contact RERPERCAN@miamidade.gov for renewal, reissue, cancellation, expired-permit check or new-permit guidance. |
Existing plans cannot be found online |
Contact the Microfilm and Plans Library at 786-315-2340. |
Business use is not approved |
Contact Zoning at 786-315-2660 before construction or opening the business. |
What to Say When You Contact Miami-Dade
“The property is at [address], folio [number]. Can you confirm whether this is an unincorporated county permit, a municipal permit or a municipal permit requiring county approvals?”
“I plan to [exact scope]. Should I use EPS GoldKey, contractor e-Permitting or a separate DERM/Coastal application, and which review departments will be required?”
“Process [number] has a comment from [discipline]. Which revised sheet, supporting document and EPS upload category will satisfy the comment?”
“Permit [number] at [address] remains open or expired. Which inspection, document, fee, contractor action or CO/CC requirement is missing?”
Miami-Dade Permit Completion Checklist
- Correct county or municipal jurisdiction confirmed
- Correct online system selected
- Building and trade permits identified
- Zoning review completed
- DERM and utility reviews completed
- Flood requirements completed
- Current NOAs/product approvals accepted
- Digital plans accepted
- Plan-review comments resolved
- Contractor or owner-builder validated
- Notice of Commencement recorded
- Permit formally issued
- Approved plans kept onsite
- All inspections passed
- Completion holds cleared
- CO/CC and CU obtained where required
- Subsidiary permits closed
- Final records and lien releases saved
Miami-Dade Permitting and Inspection Center Map
Open the Correct Miami-Dade Building Resource
Miami-Dade Building Department FAQs
Where do I apply for a Miami-Dade building permit?
Use the Miami-Dade EPS GoldKey Plan Status and Application Submittal Portal for new building-related applications, plans, corrections, revisions, extensions, reissuance and contractor changes. Qualified contractors may use e-Permitting for eligible trade permits that do not require plan review.
How do I know whether Miami-Dade County or a city issues my permit?
Miami-Dade County issues building permits for unincorporated properties, which generally have folios beginning with 30. Properties inside one of the county’s municipalities use that city’s building department, although county approvals may still be required for DERM, Fire, Water and Sewer, impact fees or septic.
What is the Miami-Dade Building Department phone number?
Call 786-315-2000 for the Permitting and Inspection Center. The Permit Counter and inspection-assistance line is 786-315-2100.
How long does Miami-Dade plan review take?
The county states that initial plan review and rework review may take from 24 hours to 10 business days, depending on the permit type and complexity. Missing documents and outside-agency reviews can extend the total permit timeline.
How do I schedule a Miami-Dade inspection?
Use the Building Permit Selection Menu or call the Permit Counter at 786-315-2100. You need the permit number and three-digit inspection code. Schedule one business day before the requested date and before 4:00 PM.
When can I cancel an inspection from today’s route?
The county’s online inspection system allows same-day route cancellation between 6:00 AM and 8:00 AM. Other cancellations or rescheduling should be completed through the inspection system or Permit Counter.
Do I need Miami-Dade product approval for windows or roofing?
Building-envelope products used in the High Velocity Hurricane Zone must meet applicable approval requirements. Verify the active Miami-Dade NOA or applicable Florida Product Approval and confirm that the approved size, pressure, anchors, substrate and installation match the project.
When is a Notice of Commencement required?
A Notice of Commencement is generally required for real-property improvements greater than $5,000. The county notes an exception for repair or replacement of an existing heating or air-conditioning system valued below $15,000. A separate NOC is required for each individual permit.
Can I obtain a permit as an owner-builder?
A qualifying property owner may apply as an owner-builder. The plans must first be approved, and the owner must complete an owner-builder validation in person or virtually before the permit is issued. The owner accepts responsibility for supervision, code compliance, workers and inspections.
How do I fix an expired Miami-Dade permit?
Contact Permit Cancellations at RERPERCAN@miamidade.gov. Depending on the permit and work status, the county may require an extension, renewal, reissue, new permit, expired-permit check or cancellation request.
Official Information Used for This Guide
Building-Department.org is an independent informational guide and is not Miami-Dade County Government.
This page was checked against the official Miami-Dade Building & Construction pages, EPS Portal, e-Permitting menu, plan-review guidance, inspection system, Product Control, floodplain resources, owner-builder guidance, public-records tools and revised fee schedule effective October 1, 2025.
Last reviewed: July 23, 2026.
Fees, portals, staff, code editions, review procedures and inspection methods can change. Confirm time-sensitive information before filing, ordering products, paying fees or beginning construction.
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.