Miami Dade Building Department: Permit Search & Inspections

The Miami-Dade County Building Division (part of Regulatory and Economic Resources – RER) issues all residential and commercial building permits for unincorporated Miami-Dade County, Florida. Whether you are building a new home, adding an ADU, remodeling, installing a pool, garage, roof replacement, or performing commercial construction in 2026, this complete guide provides the exact micro-steps, official EPS Portal links, current fees, full document checklists, inspection scheduling, owner-builder requirements, contractor registration rules, and practical insider tips that save time and avoid costly mistakes.

Miami-Dade County Building Department Contact Information 2026

• Physical Address (Permitting and Inspection Center): 11805 SW 26th Street, Miami, FL 33175
• Main Phone: (786) 315-2000
• Permit Counter: (786) 315-2100
• Email: CHAT@miamidade.gov (permitting assistance) or RER-SPA@miamidade.gov
• Building Official: Edward A. Rojas
• Office Hours: Monday–Friday, 7:30 AM – 4:00 PM (except legal holidays)

Official Building Division Page: Miami-Dade County Building Division

Miami-Dade County Building Permit Search 2026

Official Permit Search & Status Portal: EPS Portal – Submit & Check Permit Applications

Search Steps:

1. Visit the EPS Portal (account recommended for full access).
2. Search by address, permit number, or owner name.
3. View full details, plans, fees, status, and inspection history.

Insider Tip: Always search existing and open permits before buying property or starting work — this reveals unpermitted construction, open violations, or expired permits that can delay your project or affect resale.

How to Apply for Miami-Dade County Building Permits Online 2026 – 12 Micro-Steps

All permit applications are submitted through the EPS Portal. Electronic plan review is used for most projects. The county offers online services for contractors and homeowners with registered accounts.

Official Application Portal: EPS Portal – Apply for Permits

1. Create or log into your miamidade.gov account for full benefits (pre-populate info, track applications, submit reworks).
2. Determine if your project requires a permit using the county’s permit guide.
3. Start a new application and select your permit type (residential/commercial new construction, addition, remodel, pool, etc.).
4. Enter project address, detailed scope of work, and estimated valuation.
5. Add owner, contractor, and all subcontractors (contractor license must be verified).
6. Upload all required documents as clearly labeled PDFs via the portal.
7. Provide zoning approval, flood info, septic/sewer letter, or environmental clearances if required.
8. Electronically sign the application and any affidavits.
9. Pay all calculated fees online (including impact fees and surcharges).
10. Submit the application and monitor real-time status and review comments.
11. Address plan review comments and resubmit revised documents electronically.
12. Record the certified Notice of Commencement (NOC) at the Clerk of Courts before scheduling your first inspection (required for most jobs over $5,000).

Inspection Scheduling: Request or Cancel Inspections Online

Miami-Dade County Building Permit Fees 2026

• Revised Fee Schedule (effective Oct 1, 2025): First increase in over 17 years. Check the latest schedule on the official site for exact rates.
• Residential permits: Based on valuation (typically percentage of construction cost).
• Commercial permits: Higher rates, often per square foot or valuation-based.
• Minimum fees, plan review fees, re-inspection fees, and impact fees apply.
• Official Fee Information: Building Permit Fees Page

Fees are calculated during application. Work started without a permit triggers double fees plus penalties. Private Provider discounts are available if disclosed early.

Required Documents Checklist (Upload as PDFs)

• Completed permit application
• Sealed architectural, structural, and engineering drawings
• Site plan and code analysis
• Energy calculations and Florida Building Code compliance forms
• Flood zone determination and elevation certificate (if applicable)
• Septic tank approval or sewer availability letter
• Contractor license and insurance verification
• Owner-Builder Affidavit (if applicable)
• Certified Notice of Commencement (recorded copy with permit number)

How to Schedule Miami-Dade County Building Inspections

1. After permit issuance, log into the EPS Portal or use the inspection request page.
2. Enter your permit number and three-digit inspection code.
3. Request or cancel inspections online (same-day cancellations limited to 6–8 AM).
4. Track inspection routes daily to see inspector arrival order.

Insider Tip: Use the Mobile Inspection Routes tool to see the inspector’s photo and exact route — plan your day accordingly and have access ready when the inspector arrives.

Contractor Registration & Owner-Builder Process

Contractors must be properly licensed and registered with Miami-Dade County. Provide license copy and insurance during application. Homeowners may apply as owner-builders and assume full responsibility and liability. Complete the required owner-builder affidavit.

Contractor Inquiry & Tips: Contractor Tips & Search

Local Insider Tips & Tricks for Miami-Dade Permits

• Register for a miamidade.gov account early — it pre-populates forms and allows easy reworks.
• Complete any required zoning or environmental reviews before submitting your building permit application.
• Use Private Provider services for faster plan review and inspections (discounts available if disclosed upfront).
• Save your application as draft while waiting on clearances — link everything later with zero rework.
• Track inspections daily using the route tool and text the inspector for access issues if needed.
• For flood-prone areas: Get your flood determination and elevation certificate prepared early.

Frequently Asked Questions – Miami-Dade County Building Permits 2026

Do I need a Notice of Commencement in Miami-Dade County?

Yes — required for most jobs over $5,000 (or mechanical/electrical over $15,000). Must be certified and recorded with the permit number before the first inspection.

Can I pull my own building permit as an owner-builder?

Yes. Complete the Owner-Builder Affidavit and assume full responsibility and liability for code compliance and safety.

How do I search existing building permits in Miami-Dade County?

Use the EPS Portal or the official permit search tools by address or permit number.

Are all permits submitted online in Miami-Dade County?

Yes — most applications are submitted 100% online through the EPS Portal.

Full Official Resources: Miami-Dade County Building Division

Official Resources & Quick Links

• EPS Portal – Apply & Track Permits
• Building Online Services
• Building Permit Fees
• Schedule & Track Inspections
• Contractor Tips & Search

This guide is updated April 2026 using only official Miami-Dade County sources. Create your account in the EPS Portal today to start your application. Contact the Permitting and Inspection Center at (786) 315-2000 for project-specific guidance. Bookmark this page for your entire project.