Miami-Dade County, FL Building Permits: Review Times and Permit Guide
Miami-Dade County, FL building permits: Initial plan review takes 1 to 10 business days. The county’s Department of Regulatory and Economic Resources (RER) issues permits for unincorporated areas. All 34 incorporated municipalities handle their own permitting. Miami-Dade sits entirely within the High Velocity Hurricane Zone (HVHZ), which requires stricter building product approvals and higher wind-load ratings than anywhere else in the continental United States.
Miami-Dade County is the most populous county in Florida with roughly 2.7 million residents across 34 incorporated municipalities and large swaths of unincorporated land. The county building department processes permits for unincorporated areas only. If your project is inside a city like Miami, Coral Gables, or Hialeah, you apply through that city’s building department instead.
What sets Miami-Dade apart from every other Florida county is the HVHZ designation. Design wind speeds here reach 170 to 200+ mph. Every exterior product, from windows to roofing, must carry a Miami-Dade Notice of Acceptance (NOA) or equivalent test certification. This adds steps to both the planning and inspection process that do not exist in other Florida jurisdictions.
Miami-Dade County Building Department
Department of Regulatory and Economic Resources (RER), Building Division
- Address: 11805 SW 26th Street, Miami, FL 33175
- Phone: 786-315-2000 (main) | 786-315-2100 (permits)
- Email: [email protected]
- Hours: Monday to Friday, 7:30 AM to 4:00 PM
- Website: www.miamidade.gov/permits
- Online Portal (EPS): EPS Portal
- E-Permitting (Trade): E-Permitting System
- Building Code: Florida Building Code with HVHZ chapters
Cities in Miami-Dade County, FL
Miami-Dade County contains 34 incorporated municipalities, each with its own building department. Permit Place has detailed permit guides for 10 of these cities. Projects in unincorporated Miami-Dade (folio numbers starting with “30”) go through the county building department.
Miami, FL
Miami Beach, FL
Coral Gables, FL
Hialeah, FL
Doral, FL
Miami Gardens, FL
Homestead, FL
North Miami, FL
North Miami Beach, FL
Pinecrest, FL
Aventura, FL
City permit info
Sunny Isles Beach, FL
City permit info
Key Biscayne, FL
City permit info
South Miami, FL
City permit info
Miami Lakes, FL
City permit info
Palmetto Bay, FL
City permit info
Cutler Bay, FL
City permit info
Surfside, FL
City permit info
Projects in unincorporated Miami-Dade County require permits from the Miami-Dade County RER Building Division. You can verify whether your property is in an incorporated city or unincorporated county by checking your folio number.
County vs. City Permits: When to Contact Miami-Dade County
Miami-Dade has 34 incorporated municipalities plus large unincorporated areas. Your project location determines which building department has jurisdiction.
Contact Miami-Dade County RER When:
- Your project is in unincorporated Miami-Dade County (folio numbers starting with “30”)
- You are building in communities like Kendall, Country Walk, The Redlands, or Richmond West
- You are unsure whether your address falls within a city or the county
Contact the City Building Department When:
- Your project is within city limits of Miami, Miami Beach, Coral Gables, Hialeah, or another incorporated city
- You have confirmed your property’s jurisdiction through the county property appraiser
Not sure which jurisdiction covers your site? A permit expediter like Permit Place can verify jurisdiction and handle the application for you.
High Velocity Hurricane Zone (HVHZ) Requirements
Miami-Dade County sits entirely within the HVHZ as defined by the Florida Building Code. This is the most demanding wind-load zone in the continental U.S. and affects every construction project in the county.
- Design wind speeds: 170 to 200+ mph (ASCE 7-22 Risk Category II)
- Product approvals: All exterior envelope products (windows, doors, shutters, roofing) must carry a Miami-Dade NOA or pass TAS 201/202/203 testing
- Impact protection: All glazing must be impact-rated or covered by approved shutters
- Wall requirements: Exterior concrete masonry must be minimum 8-inch nominal thickness
- Product Control: 786-315-2590 | [email protected]
Using non-approved products will result in plan review rejection. Confirm product approvals before ordering materials. The county maintains a searchable database of approved products on its website.
Permit Types Available in Miami-Dade County
Miami-Dade County issues several categories of building permits for projects in unincorporated areas.
Master Permits
- New construction (residential and commercial): covers all phases including electrical, plumbing, mechanical, and roofing
- Additions: any work expanding the building footprint
- Major renovations: structural changes, system replacements, or full buildouts
Stand-Alone Trade Permits
- Electrical: wiring, panel upgrades, service changes
- Plumbing: piping, fixtures, water heaters
- Mechanical (HVAC): heating, cooling, ventilation systems
- Roofing: re-roofing and roof replacements
- Window/door replacement: must meet HVHZ impact requirements
- Shutter/storm panel: installation of hurricane protection
Stand-alone trade permits that do not require plan review can be obtained same-day through the E-Permitting system.
Miami-Dade County Building Permit Costs
Miami-Dade updated its fee schedule on October 1, 2025, the first increase in over 17 years. Fees are calculated as a percentage of projected construction cost.
Residential Permits
| Fee Type | Amount |
|---|---|
| New construction and additions | 0.5% of projected cost |
| Projects under $2,500 | Flat fee of $45 |
| Certificate of Occupancy | $105 per unit |
| Energy conservation surcharge | $0.11 per square foot |
Commercial and Multifamily Permits
| Fee Type | Amount |
|---|---|
| Construction up to $30M | 1% of cost |
| Construction over $30M | 1% on first $30M + 0.5% above |
| Minimum permit fee | $110 |
| Completion certificate | $0.10/sq ft (minimum $150) |
| Solid waste surcharge | 2.5% of cost (max $10,500) |
Trade Permit Minimums
| Trade | Minimum Fee |
|---|---|
| Electrical | $166.63 |
| Mechanical | $166.63 |
| Plumbing | $166.63 |
Fees shown are from the October 2025 fee schedule. Actual fees depend on project scope. Contact the Miami-Dade County RER or Permit Place for exact costs.
40-Year Building Recertification
Miami-Dade County requires buildings to undergo structural and electrical recertification 40 years after the certificate of occupancy was issued. After the initial 40-year inspection, recertification is required every 10 years. This is unique to Miami-Dade and Broward counties.
The inspection must be performed by a registered Florida engineer or architect. Building owners who fail to comply face code enforcement action. The Surfside condominium collapse in 2021 brought national attention to this requirement and led to stricter enforcement statewide.
Frequently Asked Questions About Miami-Dade County Building Permits
How long does it take to get a building permit in Miami-Dade County?
Initial plan review takes 1 to 10 business days depending on project type. Simple residential projects may clear review in 24 hours. Complex commercial projects can take up to 10 business days per review cycle. Most projects go through two or three review rounds before approval, putting total timelines at 2 to 6 weeks.
What is the HVHZ and how does it affect my Miami-Dade permit?
The High Velocity Hurricane Zone (HVHZ) is a Florida Building Code designation covering all of Miami-Dade County. It requires all exterior building products to meet the highest wind-load and impact standards in the continental U.S. Windows, doors, shutters, and roofing must carry a Miami-Dade NOA (Notice of Acceptance). Using non-approved products will cause your plans to fail review.
What is the difference between a Miami-Dade County permit and a city permit?
Miami-Dade County issues permits only for unincorporated areas. The 34 incorporated cities within the county, including Miami, Miami Beach, and Coral Gables, each have their own building departments. Check your property’s folio number: if it starts with “30,” you are in unincorporated county territory.
How much does a building permit cost in Miami-Dade County?
Residential permits cost 0.5% of projected construction cost. Commercial permits cost 1% of cost up to $30 million, then 0.5% above that. The minimum commercial permit fee is $110. Trade permits (electrical, mechanical, plumbing) start at $166.63 each. These rates took effect October 1, 2025.
Can I get a building permit online in Miami-Dade County?
Yes. The county’s EPS Portal accepts new applications, plan uploads, corrections, revisions, and extensions entirely online. Stand-alone trade permits that do not need plan review can be obtained same-day through the E-Permitting system, which is available 7 days a week from 2:00 AM to 5:00 PM.
What is the 40-year building recertification requirement?
Buildings in Miami-Dade County must pass a structural and electrical safety inspection 40 years after the certificate of occupancy is issued. After the first recertification, the inspection repeats every 10 years. A licensed Florida engineer or architect must perform the inspection. This applies to all building types.
What does not require a permit in Miami-Dade County?
Interior painting, wallpaper, carpet and tile flooring, installing a ceiling fan in an existing outlet, and portable playground equipment do not require permits. Any work that changes the building structure, electrical system, plumbing, or exterior envelope requires a permit.
Can a permit expediter help with my Miami-Dade County project?
Yes. Permit Place expedites building permits in Miami-Dade County and all 34 municipalities within it. We handle HVHZ product verification, application preparation, plan review management, corrections, and final permit issuance. Our team knows which products carry valid NOAs and how to avoid common rejection reasons specific to this county.
Need Help With Miami-Dade County Building Permits?
Permit Place has helped hundreds of businesses get permits in Miami-Dade County. We handle HVHZ product approvals, application prep, plan review, and corrections so you can focus on building.
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