Dade County Building Department 2026: Permits, Inspections & Services

Miami-Dade County Building Permits, Inspections & Official Services

First: Make Sure Miami-Dade County Is the Right Permit Office

This is the step that can save you the most time. A property can have a “Miami” mailing address without being under the Miami-Dade County Building Department’s direct permitting jurisdiction.

For residential properties, Miami-Dade states that a folio number beginning with 30 generally identifies property in unincorporated Miami-Dade County. Those permit applications can be handled through the County. If the property is inside an incorporated municipality, the city’s building official normally handles the building permit.

Simple jurisdiction check

1. Find the property’s folio number. Use your tax/property records or Miami-Dade property information.
2. Look at the jurisdiction, not only the postal city. A mailing address does not always tell you which building department controls the property.
3. If the folio begins with 30, start with Miami-Dade County’s building permit system.
4. If it does not begin with 30, identify the municipality and contact that city’s building department.
5. Ask about County approvals. Even city-issued permits may require Miami-Dade reviews for environmental, water/sewer, fire, impact-fee or other County functions.

For example, properties in incorporated communities use their own local permitting offices. Our guides for the Aventura Building Department, Biscayne Park Building Department and Bal Harbour Building Department explain those separate municipal processes.

Dade County Building Department Contact Information

If you plan to visit in person, check the official page before leaving. Holiday closures, service-counter procedures and appointment requirements can change.

What the Miami-Dade Building Department Handles

The department’s work goes well beyond issuing a permit number. Depending on the project, the permitting process can involve several disciplines and agencies.

Do You Need a Building Permit?

Permits are commonly required when work changes the building’s structure, electrical system, plumbing, mechanical equipment, roof, exterior openings, occupancy or other regulated components.

Projects that commonly need approval include:

• New homes and commercial buildings
• Room additions and structural alterations
• Major remodeling and renovations
• Roof replacement and many roofing repairs
• Impact windows and exterior doors
• Shutters and storm-protection systems
• Electrical panels, circuits and regulated electrical work
• Air-conditioning and mechanical installations
• Plumbing and gas work
• Swimming pools and pool-related work
• Many sheds and accessory structures
• Demolition
• Change of use or occupancy

2026 permit exemptions

Florida law added additional permit exemptions effective July 1, 2026 for certain small home-improvement projects valued below $7,500. Miami-Dade explains that the exemption is limited to qualifying single-family homes, duplexes and townhouses and does not apply to every project.

Electrical, plumbing, structural, mechanical and gas work remain among the categories that can still require permits. Miami-Dade also states that the new exemption does not apply to eligible properties located partly or entirely within a flood hazard area.

Do not divide a larger project into smaller contracts simply to stay below an exemption threshold.

Micro-step: Before assuming your project is exempt, open the official Miami-Dade permit exemption page, compare your exact scope with the exclusions, and submit an exemption request if the County requires one.

How to Apply for a Miami-Dade County Building Permit

You can avoid many delays by preparing the project correctly before opening the portal. Here is the practical sequence.

1. Confirm the jurisdiction.
   Verify that Miami-Dade County, rather than a municipality, is the permitting authority for the property.
2. Define the complete scope of work.
   Write down everything being changed: structural, roofing, electrical, plumbing, mechanical, windows, doors, site work and other trades. A vague project description can cause incorrect permit selection or additional review later.
3. Get the current application and project forms.
   Open the official forms and user-guides page. Miami-Dade warns applicants to use the latest version of its forms because outdated applications may not be accepted.
4. Prepare plans and supporting documents.
   Depending on the project, you may need plans, surveys, engineering, product approvals, calculations, owner authorization, contractor details and specialty forms. Plans requiring professional certification must meet current digital signature and seal requirements.
5. Submit the application.
   Open the official application portal. Register or sign in, start the appropriate building-related submission and upload the required documents.
6. Save your process number.
   This number becomes important for checking application status, fees and plan review. Keep it with your project records.
7. Pay required upfront fees.
   Miami-Dade does not begin plan review until applicable upfront fees are paid.
8. Track plan review.
   Return to the portal and use the process number to see reviews, comments and corrections. If a reviewer requests changes, correct the plans and submit the rework through the appropriate portal process.
9. Complete final permit issuance requirements.
   After approvals, resolve remaining fees and holds. Obtain the permit and download the County-approved job-copy documents before work begins.
10. Schedule each required inspection.
    Use the permit card to identify required inspections. Never cover work that must be inspected first.

Official Permit Instructions ↗

Documents You May Need

The exact package depends on the work, but preparing these items early makes the process much smoother.

• Completed current building permit application
• Property address and folio number
• Detailed description of work
• Estimated project value
• Property owner information
• Contractor information and license details
• Site survey or site plan when applicable
• Architectural drawings
• Structural drawings and calculations where required
• Electrical plans where applicable
• Mechanical plans and equipment details
• Plumbing/gas drawings when applicable
• Energy-code documents
• Product approvals or Miami-Dade Notices of Acceptance where applicable
• Flood-related documentation when required
• Notice of Commencement when applicable
• Special inspector/private-provider documents where applicable
• Environmental, fire, water/sewer or other agency approvals when required

Miami-Dade Plan Review: What Happens After You Apply?

Plan review checks whether the proposed work complies with the Florida Building Code, Miami-Dade County Code and other requirements that apply to the project.

Reviews may involve building, structural, zoning, electrical, plumbing, mechanical, environmental, fire, water/sewer and other disciplines depending on the job.

Miami-Dade currently states that an initial plan review may take approximately 24 hours to 10 business days depending on the permit type and project complexity, excluding additional time required for corrections. Rework reviews may also take approximately 24 hours to 10 business days after corrected documents are submitted.

If you receive plan-review comments

1. Open the application in the official portal.
2. Read every review comment, not only the first failed discipline.
3. Send technical comments to your architect, engineer or contractor when appropriate.
4. Prepare corrected documents.
5. Make sure revised professional documents are properly digitally signed and sealed where required.
6. Submit the rework using the assigned application/process number.
7. Check the portal again for the next review result.

Read Miami-Dade’s official plan-review guidance.

How Much Does a Miami-Dade Building Permit Cost?

There is no single flat building-permit price. The final amount depends on the permit category, project value or scope, applicable trade permits, plan review and other departments involved.

Miami-Dade’s fee system can include charges from Building as well as agencies such as zoning/development services, Environmental Resources Management, Fire Rescue, Water and Sewer, Transportation and Public Works, and state health-related review where applicable.

The County revised its building fee schedule effective October 1, 2025, and its current Building homepage advises applicants to use the latest fee information for permits submitted or assessed under the current schedule.

Current Building Fee Information ↗

Notice of Commencement: When You Need It

For many Florida construction projects, a Notice of Commencement (NOC) is an important step before the first inspection.

Miami-Dade states that an NOC is generally required for real-property improvements valued at more than $5,000. The County also explains the special rule 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 where the requirement applies.

Practical NOC steps

1. Complete the Notice of Commencement with the correct property, owner, contractor and project information.
2. The owner contracting for the improvement signs the document.
3. Record it through the Miami-Dade Clerk of the Court and Comptroller.
4. Do this within the applicable time before construction begins.
5. Keep the required recorded copy available at the project site before the first inspection.

Review the official Miami-Dade Notice of Commencement instructions.

How to Schedule a Miami-Dade Building Inspection

Once construction reaches an inspection point, stop before concealing the work. Miami-Dade specifically requires inspectors to have access to regulated work before it is covered.

You generally need:

• Your permit number
• The three-digit inspection code shown on your permit card
• A contact name and telephone number
• The approved permit documents at the jobsite
• A properly posted and visible property address
• Safe access to the area being inspected

Inspection scheduling deadline

Miami-Dade instructs applicants to request an inspection one business day before the desired inspection date and before 4 p.m. Monday through Friday.

Inspections are generally performed between 8:00 a.m. and 3:30 p.m., Monday through Friday.

Three ways to request an inspection

1. Online: Open the Building Permit Selection Menu, choose “Permit Inspection Request,” enter the permit number and follow the prompts.
2. Automated telephone: Call 305-591-7966.
3. Permit Counter: Call 786-315-2100 if you need permitting assistance.

On inspection day, use the County’s route/results service to check available inspector and queue information for your permit.

Inspection Instructions ↗

How to Search a Dade County Permit or Inspection History

You do not need to call the department for every permit-status question. Miami-Dade’s online permit menu can return several useful records when you have the permit number, process number, address or folio number.

The system includes options for:

• Permit inspection requests
• Inspection history
• Permit history
• Permit fees
• Application history
• Process/permit number search by address
• Open master permits
• Inspection holds
• Outstanding permit requirements
• Permit project status
• Open permits by folio

Search by permit number

1. Open the official Building Permit Selection Menu.
2. Select the type of search you want, such as Permit History Inquiry or Permit Inspection History.
3. Enter the permit number in the requested format.
4. Submit the search.
5. Review outstanding inspections, holds or other available permit information before assuming the permit is closed.

Search by property

If you do not know the permit number, use the address cross-reference or open-permits-by-folio option. This can be especially useful before purchasing property or starting a new project where older permits may still be open.

Search Building Permits ↗

Open or Expired Permits

An old permit does not disappear simply because the contractor left or the work stopped. Miami-Dade states that the current property owner is responsible for addressing expired permits affecting the property.

Depending on the record, the solution may involve permit reissuance, an extension, required inspections, a new permit, cancellation or an expired-permit check.

What to do

1. Search the property by address or folio number.
2. Write down every open or expired permit number.
3. Review the permit history and inspection history.
4. Determine whether the permitted work was completed, never started, removed or replaced by work under another permit.
5. Contact the County with the permit number if the correct closure procedure is unclear.
6. Complete the required inspections or cancellation/reissuance procedure before assuming the matter is resolved.

This check is especially valuable before a property sale, refinance or new renovation.

Owner-Builder Permits

Miami-Dade allows qualifying owners to apply for permits when they are performing work on their own property without hiring a contractor for the role covered by the owner-builder exemption.

The County’s owner-builder process can include building, roofing, electrical, plumbing, gas and mechanical permits, but taking an owner-builder permit also means accepting important legal responsibilities.

After the application and plans are approved, the owner may be required to complete owner-builder validation with the County’s homeowner permitting assistance team. The owner must affirm understanding of the legal obligations described in the disclosure.

Read the official owner-builder permit requirements before choosing this option.

Certificate of Occupancy and Certificate of Completion

Passing one final building inspection does not always mean every project requirement has been completed.

A Certificate of Occupancy (CO) is commonly associated with new construction, additions, significant renovations and changes of use. A Certificate of Completion (CC) is used for certain projects where occupancy certification is not the purpose, including some standalone permits.

To obtain the applicable CO or CC, required inspections and completion holds must be approved and applicable fees resolved.

Before requesting a certificate

1. Check the permit card.
2. Confirm every required inspection is approved.
3. Check the permit record for completion holds.
4. Resolve outstanding agency or documentation requirements.
5. Use the County’s CO/CC system to apply, print or search certificate history.

Miami-Dade Certificate of Occupancy and Completion information.

Building Code Enforcement and Work Without a Permit

Miami-Dade building-code enforcement can involve construction without permits, expired permits lacking required inspections, unsafe structures and other building-code violations.

If you receive a notice, do not simply apply for a random permit and hope it closes the case. First identify:

• The enforcement case number
• The exact cited condition
• Any associated permit numbers
• Whether plans or professional evaluation are required
• The correction deadline
• Required inspections or case-closure documents

You can search applicable County regulation cases using the official Regulation Cases system.

Building Recertification in Miami-Dade County

Older qualifying buildings can be subject to Miami-Dade’s building recertification requirements. The process is separate from an ordinary remodeling permit and can require professional structural and electrical evaluation.

The County’s current portal states that properties generally enter its recertification process at 30 years for inland buildings and 25 years for coastal buildings, followed by 10-year intervals, subject to the applicable rules and exemptions.

Single-family homes, duplexes and certain small buildings are among the categories identified as outside this County recertification process.

Jurisdiction still matters. A building inside a municipality may be administered by that municipality’s building official rather than directly by the County.

Building Recertification Information ↗

Florida Building Code in Miami-Dade County for 2026

As of October 2026, projects are still generally being processed under the Florida Building Code, 8th Edition (2023), subject to the applicable Miami-Dade requirements and project filing date.

The Florida Building Code, 9th Edition (2026) becomes effective on December 31, 2026. Miami-Dade states that permit applications and plans submitted on or after that date must comply with the new edition. The County also warns that online applications submitted after 4 p.m. on December 30, 2026 will be subject to the 2026 edition.

Miami-Dade’s High-Velocity Hurricane Zone Requirements

Miami-Dade County is within Florida’s High-Velocity Hurricane Zone. That matters for many exterior building components and systems, particularly roofing, windows, doors, shutters and other products exposed to wind forces.

Your permit package may need the appropriate Florida Product Approval, Miami-Dade Notice of Acceptance (NOA), installation details, engineering or other documentation depending on the product and project.

Do not purchase expensive windows, doors or roofing materials based only on a salesperson saying they are “Florida approved.” Confirm that the product and installation method are appropriate for your actual Miami-Dade project before ordering.

Common Mistakes That Delay Miami-Dade Permits

• Applying to Miami-Dade County when the property is actually inside a municipality
• Using an outdated application form
• Uploading incomplete drawings
• Missing digital signatures or seals on professional documents
• Starting work before permit issuance
• Forgetting subsidiary trade permits
• Ignoring zoning, environmental, fire or utility reviews
• Not paying upfront fees, which prevents plan review from starting
• Failing to record the required Notice of Commencement
• Covering work before a required inspection
• Assuming a passed inspection automatically closes every permit hold
• Buying products before confirming HVHZ approval requirements

Official Miami-Dade Building Resources

If your project is north of Miami-Dade rather than inside the County, use the correct jurisdiction. Our Broward County Building Department guide covers the neighboring county’s separate permit process.

Dade County Building Department FAQs

1. Is Dade County Building Department the same as Miami-Dade County Building Department?

Yes, for modern searches referring to Dade County, Florida. Dade County was officially renamed Miami-Dade County in 1997. Current building and permitting services use the Miami-Dade County name.

2. Does Miami-Dade County issue building permits for every city in the County?

No. Incorporated municipalities generally have their own building officials and permitting departments. Miami-Dade directly handles permits for properties under County jurisdiction, including unincorporated areas, while municipal projects may still need separate County approvals.

3. How do I apply for a Miami-Dade County building permit online?

Confirm County jurisdiction, obtain the current application and project documents, then use Miami-Dade’s Plans Status & Application Submittal Portal. Upload the required application, plans and supporting documents, save the assigned process number, pay required upfront fees and monitor the record for review comments.

4. How do I check a Dade County building permit?

Use the Miami-Dade Building Permit Selection Menu. You can search permit history, inspection history, project status, outstanding requirements, holds and open permits using information such as the permit number, process number, address or folio number.

5. How do I schedule a Miami-Dade County building inspection?

Use the County’s online permit inspection system, call the automated system at 305-591-7966, or contact the Permit Counter at 786-315-2100. Miami-Dade instructs applicants to schedule one business day before the requested inspection and before 4 p.m.

6. What are Miami-Dade County Building Department hours?

The Miami-Dade Permitting and Inspection Center lists public hours of Monday through Friday, 7:30 a.m. to 4:00 p.m., except legal holidays. Construction inspections are generally performed Monday through Friday between 8:00 a.m. and 3:30 p.m.

7. How much does a Miami-Dade building permit cost?

There is no single permit price. Fees depend on the project scope, permit category, valuation, trade permits, plan review and other agency approvals. Use Miami-Dade’s current Building Fee Schedule and the amount assessed to your project rather than relying on an old fee quote.

8. Can a homeowner pull their own permit in Miami-Dade County?

Potentially. Miami-Dade provides an owner-builder permitting process for qualifying property owners. The owner must meet the applicable legal requirements, complete the required disclosure/validation process and accept the responsibilities that would otherwise belong to a licensed contractor.

9. Which Florida Building Code applies in Miami-Dade County in 2026?

As of October 2026, the Florida Building Code, 8th Edition (2023), remains the generally applicable statewide edition. The 9th Edition (2026) becomes effective December 31, 2026, and Miami-Dade states applications and plans submitted on or after that date must comply with the new edition.

10. How do I find open or expired permits on a Miami-Dade property?

Use the County’s building permit search and choose the open-permit search by address or folio number. Review each permit’s history and inspection status. If an old permit remains unresolved, the owner may need reissuance, inspections, cancellation or another County-approved closure procedure.

Before You Submit

For most people, the best order is simple: confirm jurisdiction, identify the exact permit type, prepare the current documents, submit through the correct portal, resolve plan-review comments, obtain the permit, complete required inspections and verify final closure.

That order prevents the frustrating situation where money has already been spent on plans, materials or construction before a permitting problem is discovered.

Information reviewed: October 2026. USBuilding.org is an independent informational resource and is not Miami-Dade County government. Building-code requirements, permit exemptions, fees, forms, review procedures, inspection availability and portal functions can change. For a project-specific determination, the responsible building official remains the final authority.