Miami-Dade County is one of Florida’s most active construction markets, with over 2.7 million residents and a constant pipeline of residential, commercial, and hospitality projects. Whether you’re planning a condo renovation in Brickell, a new retail build-out in Doral, or a waterfront home in Key Biscayne, you’ll need permits from the Miami-Dade County Building Department before work begins.
Navigating Miami-Dade’s permitting process means understanding High-Velocity Hurricane Zone (HVHZ) requirements, product approval rules, and local fee structures that don’t apply anywhere else in the country. Here’s what you need to know—and how Permit Place can help.
Types of Permits in Miami-Dade
The Miami-Dade County Building Department issues permits for a wide range of construction activities:
- Building Permits: New construction, additions, structural alterations, and interior renovations for residential and commercial properties.
- Electrical Permits: New wiring, panel upgrades, generator installations, and electrical system modifications.
- Plumbing Permits: Water heater installations, re-piping, drainage work, and backflow prevention devices.
- Mechanical Permits: HVAC installation, ductwork, ventilation systems, and kitchen exhaust systems.
- Roofing Permits: Roof replacement and re-roofing—particularly important in Miami-Dade’s HVHZ where all roofing materials must carry a valid Notice of Acceptance (NOA).
- Windows, Shutters & Doors: All openings must meet HVHZ impact testing requirements with products carrying a Miami-Dade NOA.
- Demolition Permits: Partial or complete demolition of structures, with environmental review where required.
- Certificates of Use & Occupancy: Required before occupying a new or renovated commercial space.
Most projects require multiple permits filed together. A commercial build-out typically needs building, electrical, plumbing, and mechanical permits. Only licensed contractors or owner-builders may obtain permits in Miami-Dade County.
HVHZ: Miami-Dade’s Unique Hurricane Zone Requirements
Miami-Dade County sits entirely within Florida’s High-Velocity Hurricane Zone (HVHZ)—one of only two counties (along with Broward) subject to the most stringent wind resistance standards in the nation. Design wind speeds in Miami-Dade reach 175 mph for Risk Category II structures under ASCE 7-22.
This means every exterior building component—windows, doors, shutters, roofing, wall cladding—must carry a valid Miami-Dade County Notice of Acceptance (NOA). Products must pass three mandatory tests:
- TAS 201: Large missile impact resistance (9 lb 2×4 lumber at 50 feet per second)
- TAS 202: Cyclic pressure testing (9,000 cycles)
- TAS 203: Water resistance after impact
NOAs require annual renewal with ongoing quality assurance testing. HVHZ-compliant products typically carry a 30% to 60% cost premium over standard-zone products—but using non-approved products can result in permit denial, failed inspections, and costly rework.
Mandatory Exposure Category C applies to all structures in the HVHZ, and all roofing systems must include sealed roof decks to minimize water intrusion if shingles or tiles blow off during a storm.
Permit Fees & Review Timelines
Miami-Dade County implemented a revised fee schedule effective October 1, 2025—the first fee increase in over 17 years. Upfront fees are required before plan review begins, and the upfront payment covers two reviews (initial review and one rework). Additional reworks incur separate fees.
Key timeline benchmarks:
- Initial plan review: 24 hours to 10 business days depending on permit type and project complexity.
- Rework review: Same timeframe once corrections are submitted.
- Permit validity: 180 days from issuance to complete the work.
- Inspection scheduling: Must be requested at least one business day prior.
- Under HB 267 (effective Jan 1, 2025): Single-family dwelling permits under $15,000 must be approved within 5 business days or are deemed approved.
For projects over $5,000, a Notice of Commencement must be recorded before starting work. A Certificate of Completion and Release of Lien are required before final contractor payment.
How to Apply for a Permit in Miami-Dade
The Miami-Dade County Building Department offers multiple ways to apply:
- Online: Apply through the EPS Portal for new applications, reworks, revisions, extensions, reissuances, and change of contractor requests.
- In Person: Visit the Herbert S. Saffir Permitting and Inspection Center at 11805 SW 26 Street, Miami, FL 33175. Appointments for homeowners and small businesses are available Monday through Friday, 7:45 AM to 3:15 PM.
- Phone: Call (786) 315-2000 for general inquiries, or (786) 315-2100 for the Permit Records Section.
- Email: Contact the permitting assistance team at [email protected] or call (786) 315-2388.
- Website: miamidade.gov/permits
The online portal supports application submission, plan status tracking, fee payment, inspection scheduling, permit card printing, and approved plan retrieval.
Common Challenges in Miami-Dade
Miami-Dade’s permitting process has unique challenges that catch many contractors and property owners off guard:
- NOA compliance: Specifying products without valid NOAs is the most common cause of plan review rejections. Every exterior product must be verified before submittal.
- Building recertification: Miami-Dade requires structural inspections at 25 years for coastal buildings and 30 years for all others, with inspections every 10 years thereafter. The county recently issued a recertification notice with an April 7, 2026 deadline for affected properties.
- Multiple jurisdictions: Projects in municipalities like Miami Beach, Coral Gables, or Hialeah may need to go through the local building department rather than—or in addition to—the county.
- Flood zone requirements: Much of Miami-Dade lies within FEMA Special Flood Hazard Areas, requiring elevated construction, flood-resistant materials, and additional environmental review through DERM.
- Zoning Improvement Permits (ZIPs): Some projects require a ZIP before the building permit can be issued, adding another layer of review.
Recent Changes Affecting Miami-Dade Permits
Several recent developments are reshaping the permitting landscape in Miami-Dade:
- Revised fee schedule (Oct. 2025): The first fee increase in over 17 years went into effect, impacting all permit types.
- MeetQ expansion (June 2025): The county’s appointment system now includes DERM flood review, sewer and watermain review, and septic services—streamlining previously separate processes.
- Florida Building Code 8th Edition: Effective since December 31, 2023, with stricter ASCE 7-22 wind loads, updated roofing standards, and tighter energy efficiency requirements. Read our full guide to Florida’s building code changes.
- HB 267 permit reforms (Jan. 2025): Faster approval timelines for small residential projects and extended permit validity periods.
- Condo milestone inspections: Structural inspections now required at 25 years for coastal buildings and 30 years for others, with 10-year recurrence.
How Permit Place Helps in Miami-Dade
Since 2003, Permit Place has helped property owners, contractors, and developers navigate Miami-Dade’s permitting process. Our team knows the local building department, understands Florida’s building code requirements, and handles the paperwork so you can focus on your project.
We provide:
- Permit Expediting: We submit, track, and follow up on your permits to minimize delays.
- Due Diligence Reports: Understand zoning, code requirements, and potential issues before you commit to a site.
- Plan Review Coordination: We work with plan reviewers to resolve comments and keep your project moving.
- HVHZ Product Compliance: We help ensure all specified products meet Miami-Dade NOA requirements before submittal.
Whether it’s a single permit or a multi-phase development, we’ve got Miami-Dade covered. Contact us to get started.