Building Permits in Miami

Miami requires a building permit for most construction, alteration, and repair work affecting structural, electrical, plumbing, or mechanical systems. Permits are issued by the City of Miami Building Department — a separate department from the Planning and Zoning Department — and are administered through the iBuild Miami online portal (ibuild.miamigov.com).

All construction in Miami must comply with the Florida Building Code (FBC), 8th Edition (2023), a mandatory statewide code, and with the High Velocity Hurricane Zone (HVHZ) requirements that apply to all of Miami-Dade County. Miami also uses Miami 21, a form-based zoning code, for land use and setback requirements — but the actual building permit process runs through the Building Department, not the Planning Department.

When You Need a Permit

You generally need a Miami building permit for:

• New construction, additions, and accessory structures (including ADUs)
• Structural alterations, load-bearing wall changes, and foundation work
• Electrical, plumbing, and mechanical (HVAC) changes
• Roofing replacement — always requires a permit in Florida; partial re-roofs trigger inspection of the whole roof under FBC
• Window and door replacements — HVHZ-certified (NOA-labeled) products required
• Swimming pools, spas, seawalls, and retaining walls
• Demolition of any structure
• Change of occupancy or use

Minor cosmetic work (interior painting, floor coverings, cabinetry without plumbing or electrical changes) is typically exempt. When in doubt, contact the Miami Building Department before starting work — unpermitted work in a hurricane zone can create serious liability at resale or insurance claim time.

Florida Building Code and HVHZ Requirements

Miami is governed by the Florida Building Code (FBC), which is a statewide mandatory code — local amendments are limited and must be approved by the Florida Building Commission. The FBC 8th Edition (2023) incorporates the 2021 International Building Code (IBC) and International Residential Code (IRC) with Florida-specific amendments.

Because Miami lies within Miami-Dade County's High Velocity Hurricane Zone (HVHZ), the FBC imposes the nation's most stringent construction standards for wind resistance:

• Wind speed design: 175 mph basic wind speed (3-second gust)
• Miami-Dade Notice of Acceptance (NOA): All exterior envelope products — roofing systems, windows, doors, skylights, shutters — must carry a Miami-Dade NOA certifying compliance with HVHZ standards. Plans must reference specific NOA numbers
• Roofing: Every permit for re-roofing triggers a mandatory inspection of the roof deck. If the deck is deteriorated, it must be replaced before new roofing is applied
• Impact-resistant glazing: Windows and doors must be either impact-resistant or protected by shutters with a Miami-Dade NOA
• Flood zone: Much of Miami is in a FEMA Special Flood Hazard Area; FEMA Flood Zone rules (freeboard, first-floor elevation, flood vents) layer on top of FBC requirements

These requirements significantly affect material selection and construction costs compared to other parts of the country.

iBuild Miami — The Online Portal

iBuild Miami (ibuild.miamigov.com) is the City of Miami's online permitting and inspection platform, powered by Accela. Through iBuild Miami you can:

• Create a contractor or owner-builder account
• Submit new permit applications with electronic plan review
• Upload construction drawings, NOA product approval documents, and supporting calculations
• Pay permit fees online
• Respond to plan review correction comments
• Request and track inspections
• Download approved permits and inspection reports

The portal is available 24/7. In-person permit services are available at the Miami Building Department, 444 S.W. 2nd Avenue, Miami, FL 33130. Building Department main line: (305) 416-1100.

Permit Costs

Miami permit fees are established in the City's fee schedule and are based primarily on project valuation. Typical components include:

• Building permit fee — calculated from project valuation (construction cost)
• Plan review fee — a percentage of the building permit fee, covering each review discipline (building, structural, electrical, mechanical, plumbing, zoning)
• Impact fees — for new construction or additions that add square footage or dwelling units
• State surcharge — Florida levies a surcharge per building permit, which funds the Florida Building Commission

Do not rely on third-party fee estimates. Always consult the current City of Miami Building Department Fee Schedule available through iBuild Miami or by contacting the Building Department directly.

Typical Timeline

Timelines fluctuate with staff workload and how completely the initial submittal addresses all requirements. Incomplete submittals — particularly missing NOA numbers or engineering calculations — are the most common cause of delays.

The Process

1. Pre-submittal: Confirm your Miami 21 Transect Zone on the GIS zoning map (gis.miami.gov/miamizoning/), check for FEMA flood zone designation, and identify applicable FBC and HVHZ requirements
2. Plans: Prepare construction documents stamped by a Florida-licensed architect or engineer where required by FBC; specify NOA numbers for all HVHZ-regulated products
3. Submit via iBuild Miami: Create or log in to your account and submit the application with all required documents and initial fees
4. Plan review: Building Department disciplines (building, structural, electrical, mechanical, plumbing, zoning) review the plans for FBC, HVHZ, and Miami 21 compliance
5. Corrections: Respond to review comments in iBuild Miami and resubmit; incomplete NOA documentation and structural calculations are the most common correction items
6. Permit issuance: Pay remaining fees and download the approved permit; post the permit card at the job site
7. Inspections: Schedule required inspections at each construction phase through iBuild Miami; approved plans must be on-site
8. Final: Pass final inspection and, where applicable, receive a Certificate of Occupancy (CO) or Certificate of Completion (CC)

Inspections

Typical inspection stages for a residential project include:

• Foundation / footings
• Underground plumbing and electrical
• Slab pre-pour
• Framing (including hurricane straps and tie-downs)
• Roof sheathing / roof deck (mandatory before new roofing is applied)
• Rough plumbing, electrical, and mechanical
• Insulation
• Drywall
• Window and door installation (NOA compliance verified)
• Final building and all trade finals

Schedule all inspections through iBuild Miami (ibuild.miamigov.com). The approved permit and approved plans must be on-site and accessible to the inspector for every inspection.

Common Reasons for Corrections or Denial

• Missing or incorrect Miami-Dade NOA numbers for roofing, windows, doors, or shutters — the most common HVHZ-specific issue
• Plans not stamped by a Florida-licensed architect or engineer when required by FBC
• Insufficient wind load calculations or structural documentation
• Zoning conflicts under Miami 21 (setbacks, height limits, lot coverage, Transect Zone use restrictions)
• FEMA flood zone non-compliance (insufficient first-floor elevation, missing flood vents)
• Missing utility clearances (water, sewer, FPL)
• Historic preservation or NCD (Neighborhood Conservation District) review not completed
• Incomplete submittal — missing drawings, forms, or product data sheets in iBuild Miami

Official Sources

Always verify current requirements with the City of Miami Building Department and the iBuild Miami portal before starting your project. See the sources listed in the frontmatter for direct links to the Building Department, iBuild Miami, the Florida Building Code, and the Miami-Dade HVHZ product approval database.

Disclaimer: This guide summarizes publicly available information from official City of Miami and State of Florida sources and is provided for general orientation only. It does not constitute legal or engineering advice. Building code and permitting requirements change — always confirm current rules with the City of Miami Building Department at (305) 416-1100 or through iBuild Miami before submitting plans or starting construction.