The City of Homestead — southern Miami-Dade’s city between the national parks — issues building permits through the Development Services Department (Building Safety Division) at City Hall, 100 Civic Court. On October 1, 2025, the city launched EPL-B.U.I.L.D — Electronic Permitting & Licensing for Building, Utilities, Inspections, Land, & Development — in two phases: Phase 1 put select permit types online, and Phase 2 (all other building permit applications and inspections) is scheduled for December 2026. Permit types not yet on EPL-B.U.I.L.D use the PDF application, and projects started before October 1, 2025 continue as legacy projects in the Community Plus system.
Homestead's county layer is the step that catches newcomers: projects requiring approval from Miami-Dade County's DERM (environmental), WASD (water and sewer), or county impact fees must also submit to Miami-Dade through the county's portal — and the city is explicit that its own upfront fees do not include the county agencies' charges, which are paid separately once a Miami-Dade Project Number (M#) has been issued. Fee amounts themselves were freshly reset: on September 9, 2025, the City Council adopted Ordinance No. 2025-09-25 establishing updated building permit and related fees.
Applies inside City of Homestead limits. Neighboring Florida City runs its own permitting, and unincorporated parcels route to Miami-Dade County - confirm the jurisdiction before filing.
What requires a building permit in City of Homestead?
Permit required
- New homes, additions, and tenant build-outs
- Structural / load-bearing alterations and demolition
- Reroofing, window and door replacement, and exterior work
- Electrical service changes and most wiring alterations
- Mechanical / HVAC changeouts and boilers
- Plumbing alterations, repipes, gas, and water heaters
- Pools and spas (barrier required), signs, and fences
- Manufactured homes and solar PV systems
Usually exempt
- Painting, flooring, cabinetry, and cosmetic work
- Like-for-like minor repairs not altering systems
- Certain low non-structural fences (confirm limits)
- Routine maintenance not extending or rerouting systems
Florida requires a permit under the Florida Building Code (section 105.1) for most construction, alteration, repair, demolition and change of occupancy; since 1 July 2026 a narrow exemption covers some single-family work under $7,500, and single-family permits stay valid for at least a year. When a permit is required in Florida
Who handles permitting in City of Homestead?
Development Services operates from Homestead City Hall at 100 Civic Court; the Building Safety Division answers at (305) 224-4500. EPL-B.U.I.L.D runs electronic plan review across Development Services, Public Works, Code Compliance, the city’s own Energy Department (Homestead runs its own electric utility), and the City Clerk’s Office — plus a citywide online payment solution. Drawings and documents upload at the Attachment screen of the online application; applications for permit types still on the legacy system go to epermits@homesteadfl.gov. Permitting runs through the EPL-B.U.I.L.D portal (since October 1, 2025).
Short on time to read all of this?
Get a free quote →- Address: Homestead City Hall, 100 Civic Court, Homestead, FL 33030
- Email: epermits@homesteadfl.gov
- Hours: Monday–Friday (city business hours)
In 2025, building permits issued in City of Homestead authorized 935 new privately owned housing units, 582 of them single-family homes, according to the U.S. Census Bureau Building Permits Survey.
City of Homestead permit types
A building permit is one record among many. Homestead Development Services issues work under separate record types, and filing under the wrong one is a rejection, not a correction — the application is closed and refiled, and the review clock restarts.
Residential permit types
| Permit type | What triggers it | Review path | Fee basis |
|---|---|---|---|
| New construction | New dwellings, additions, and accessory structures over the exempt threshold | Full plan review (structural, energy, zoning) | Valuation-based |
| Renovation / alteration | Structural or load-bearing changes, layout changes, substantial repair | Plan review scaled to scope | Valuation-based |
| Reroof | Roof covering replacement and most major roof repair | Product approval review; dry-in and nail-off inspections | Valuation or squares |
| Solar photovoltaic | Rooftop or ground-mount PV installation or replacement | Structural plus electrical review | Flat or system-size based |
| Solar thermal | Passive water heating or pool heating systems | Plumbing and structural review | Flat or per-permit minimum |
| Electrical | Service changes, panel upgrades, new circuits, most wiring alterations | Trade review; filed against the building permit | Per-permit minimum or per-device |
| Plumbing | New piping, repipes, water heaters, fixtures, gas piping | Trade review; filed against the building permit | Per-permit minimum or per-fixture |
| Mechanical / HVAC | Changeouts that are not like-for-like, ductwork, refrigeration | Trade review; filed against the building permit | Per-permit minimum or per-unit |
| Windows and doors | Replacement units and opening protection | Product approval review for wind-borne debris | Valuation or per-opening |
| Pool and spa | In-ground and above-ground pools, spas, barrier and enclosure work | Plan review plus barrier and electrical bonding | Valuation-based |
| Fence and accessory | Fences, sheds, decks, and carports over the exempt threshold | Zoning plus structural where applicable | Flat or valuation-based |
| Demolition | Full or partial demolition of a structure | Utility disconnect verification required | Flat |
Not sure this scope needs a permit?
Get a free quote →Commercial permit types
| Permit type | What triggers it | Review path | Fee basis |
|---|---|---|---|
| New construction | Ground-up commercial, industrial, and multifamily | Full multi-discipline plan review | Valuation-based |
| Tenant improvement | Interior build-outs and suite fit-ups | Plan review across affected disciplines | Valuation-based |
| Renovation / alteration | Structural, envelope, or system changes to an existing building | Plan review scaled to scope | Valuation-based |
| Change of use | Converting a building from one occupancy classification to another | Zoning, life-safety, and accessibility review | Valuation or flat |
| Reroof | Commercial roof covering replacement | Product approval review plus fire review where applicable | Valuation or squares |
| Solar photovoltaic | Commercial rooftop, carport, and ground-mount PV | Structural, electrical, and often fire review | Valuation or system-size based |
| Electrical | Service, distribution, and branch circuit work | Trade review | Valuation or per-device |
| Plumbing | Supply, waste, vent, and gas systems | Trade review | Valuation or per-fixture |
| Mechanical / HVAC | Rooftop units, ductwork, exhaust, and refrigeration | Trade review | Valuation or per-unit |
| Fire protection | Sprinkler, standpipe, alarm, and suppression systems | Fire prevention plan review | Valuation or per-device |
| Sign | Wall, monument, and illuminated signage | Zoning plus electrical where illuminated | Flat or per-sign |
| Demolition | Full or partial commercial demolition | Utility disconnect and environmental clearance | Flat or valuation-based |
Rather talk it over?
Call 1-855-478-4290 →Residential
- Single-discipline review in most cases
- Master permit with trades filed against it
- Owner-builder route exists but carries statutory affidavits
- Product approval drives roofing and opening protection
Commercial — multi-discipline
- Concurrent review across building, fire, and zoning
- Signed and sealed plans across every affected discipline
- Accessibility and life-safety review attach to change of use
- Impact and concurrency fees can apply on top of permit fees
Solar permits in City of Homestead
High-Velocity Hurricane Zone. City of Homestead sits in Miami-Dade County, inside the High-Velocity Hurricane Zone. HVHZ work requires products carrying a Miami-Dade Notice of Acceptance or a Florida Product Approval valid for the HVHZ, uses stricter attachment and uplift criteria, and carries review requirements above the statewide baseline — on both solar and roofing.
Roofing permits in City of Homestead
Solar and roofing work follow statewide rules on HOA limits, product approval, reroof inspections and hurricane mitigation. Solar and roofing rules in Florida
City of Homestead building permit cost
Permit fees follow the schedule adopted September 9, 2025 under Ordinance No. 2025-09-25 — with upfront review fees at submittal on new construction and interior remodels, the balance at issuance, and online payments keyed to the 8-digit process/permit number on the invoice. The county layer is a separate budget line: DERM, WASD, and impact-fee charges are paid to Miami-Dade once the M# issues, never bundled into the city's upfront fees — and HVHZ product documentation carries its usual cost premium on every exterior component.
How City of Homestead permitting works
| Component | How it works |
|---|---|
| Permit fees | Per Ordinance No. 2025-09-25 (adopted 9/9/2025) through EPL-B.U.I.L.D |
| Upfront fees | Paid at submittal on new construction and interior remodels; balance at issuance |
| Online payment | By account number — the 8-digit process/permit number on the invoice |
| County agencies | DERM / WASD / impact fees paid separately to Miami-Dade once the M# issues |
| Legacy projects | Applications started before 10/1/2025 continue in Community Plus |
| HVHZ products | Miami-Dade NOAs or HVHZ-rated approvals on all exterior components |
City of Homestead trade permits
Rather not deal with the City building department?
Get a free quote →Electrical permits
Required for service installations, panel upgrades, solar PV, and most wiring alterations in City of Homestead, filed by a licensed electrical contractor against the master building permit through the City of Homestead Development Services Department.
Plumbing permits
Required for new plumbing, repipes, water heater changeouts, fixture relocations, and gas piping; fees follow the local schedule with per-permit minimums.
Mechanical (HVAC) permits
Required for HVAC installations and changeouts, ductwork, and refrigeration; specialized systems are permitted and inspected separately.
Miscellaneous & specialty
Roofs, pools and spas, screen enclosures, mobile home set-ups, and demolition are permitted separately. Exterior components need current Florida Product Approval rated for the local wind speed.
How to get a building permit in City of Homestead
Confirm jurisdiction and the county triggers
Verify the parcel is inside Homestead city limits (unincorporated parcels permit through Miami-Dade County), and identify early whether the scope triggers DERM, WASD, or county impact fees — those run through Miami-Dade's portal alongside the city file.
Register in EPL-B.U.I.L.D
Create the portal account and register as a contractor online — required before filing on EPL-B.U.I.L.D. Permit types not yet on the portal are filed on the PDF application, and applications started before October 1, 2025 continue as legacy projects in Community Plus.
Assemble the HVHZ package
Plans with the full technical set — site plan, survey, structural cross-sections, roof framing, electrical service, energy calculations on conditioned space — and Miami-Dade NOAs or HVHZ-rated approvals on every exterior product.
Submit, upload, and pay the upfront fee
File through the portal, uploading drawings and documents at the Attachment screen; new construction and interior remodels pay the upfront review fee at submittal.
Run the county lane in parallel
Where triggered, submit to Miami-Dade for DERM, WASD, and impact-fee processing — paying those agencies separately once the M# project number issues — so county approvals land alongside city review.
Pay the balance, pull, and inspect
Pay remaining fees at issuance by the invoice's 8-digit account number, record the Notice of Commencement, post the permit, and schedule inspections through the portal through final and CO.
Inspections in City of Homestead
Inspections can be requested online or by phone at (305) 224-4500; the city plans to move inspections into EPL-B.U.I.L.D with Phase 2 in December 2026. HVHZ inspections verify NOA-documented products on every exterior component, county-triggered scopes keep the M#-linked approvals in the file, and the city’s own electric utility (Homestead Public Services) has a role in the system for service work.
Want this handled start to finish?
Get a free quote →Official City of Homestead permitting resources
- City of Homestead Development Services Department
- Fee information
- Online permitting / portal
- Permit lookup
- Florida Building Code (8th Ed.)
- Florida Product Approval search
- DBPR license verification
Frequently asked questions
How long does it take to get a building permit in City of Homestead?
The city says the first review cycle on a building permit application usually takes 14 business days. The schedule levers are the parallel tracks: the county lane (DERM/WASD/impact fees via the M#) started early so it never trails city review, upfront fees paid at submittal so review starts immediately, and NOA documentation complete so HVHZ checks pass the first time. Eligible simple permits (for example residential fence, slab, A/C change-out and water heater replacement) can use the city’s Same-Day Expedited Review Program. Call the Building Safety Division at (305) 224-4500 for current turnaround.
How do I look up a permit in City of Homestead?
Homestead applications for permit types live on EPL-B.U.I.L.D are submitted, uploaded, and tracked in that portal; other types use the PDF application until Phase 2 (December 2026), and projects started before October 1, 2025 continue as legacy projects in the Community Plus system. Fees can be paid online through the city’s payment portal using the number on the permit invoice.
What is EPL-B.U.I.L.D in Homestead?
The city’s Electronic Permitting & Licensing platform — Building, Utilities, Inspections, Land, & Development — launched October 1, 2025 in a two-phase rollout: Phase 1 brought an online portal for select applications, electronic plan review running simultaneous multi-department reviews, online contractor registration and a citywide online payment solution; Phase 2, scheduled for December 2026, adds all other building permit applications and inspections. Applications started before October 1, 2025 continue as legacy projects in the Community Plus system.
How do Miami-Dade County fees work on a Homestead permit?
Separately — and after the M#. If the project requires DERM (environmental), WASD (water/sewer), or county impact fees, you submit to Miami-Dade through the county's portal, and those agencies' upfront fees are paid directly to the county once a Miami-Dade Project Number (M#) has been issued. The city's own upfront fees never include the county charges.
Does Homestead require Miami-Dade NOAs?
Yes — Homestead sits in the High-Velocity Hurricane Zone, so windows, doors, roofing systems, and shutters need Miami-Dade Notices of Acceptance or HVHZ-rated Florida Product Approvals, verified in plan review and at inspection. It's the toughest wind-product standard in the country, and it applies to every exterior component.
When did Homestead's permit fees last change?
September 9, 2025 — the City Council adopted Ordinance No. 2025-09-25 establishing updated building permit and related fees, weeks before the EPL-B.U.I.L.D launch. Upfront review fees apply at submittal on new construction and interior remodels, with the balance due at issuance and online payment keyed to the invoice's 8-digit account number.
Inspections are where schedules slip.
Get a free quote →Do I need a permit to install solar panels in City of Homestead?
Yes. Photovoltaic installations in City of Homestead are permitted under a dedicated solar record type reviewed on both a structural and an electrical track. Solar thermal — passive water and pool heating — is a separate record. Under Fla. Stat. §163.04 a homeowners' association cannot ban solar panels, though it can decide where on the roof they go if that does not reduce their performance; HOA review is separate from the building permit. Utility interconnection and Permission to Operate run in parallel with the permit, not inside it.
Does a roof replacement require a permit in City of Homestead?
Yes, and City of Homestead is in the High-Velocity Hurricane Zone, so the bar is higher than the rest of Florida. Roof products must carry a Miami-Dade Notice of Acceptance or a Florida Product Approval valid for the HVHZ, attachment and uplift criteria are stricter, and hurricane mitigation retrofit requirements commonly attach when an existing roof is replaced. Inspections usually run deck nailing, then dry-in, then final.
What is the difference between a residential and a commercial permit in City of Homestead?
Residential work is generally a single-discipline review filed as a master permit with trades filed against it. Commercial work in City of Homestead runs concurrent review across building, fire, and zoning, requires signed and sealed plans for every affected discipline, and can carry impact and concurrency fees on top of permit fees. Change of use adds accessibility and life-safety review.
Do trade permits need to be pulled separately in City of Homestead?
Yes in most cases. Electrical, plumbing, and mechanical work is permitted separately by the licensed contractor for each trade and filed against the master building permit. Each trade permit carries its own fee and its own inspection sequence.
What happens if I file under the wrong permit type in City of Homestead?
The application is rejected rather than corrected. Homestead Development Services closes the record, the filing is resubmitted under the correct record type, and the review clock restarts from zero. Confirming the record type before filing is the cheapest step in the entire process.
Can I apply for all Homestead permit types online?
Most record types are filed through EPL-B.U.I.L.D, but availability varies by permit type and by applicant. Florida law requires building departments to accept completed applications electronically, but owner-builders must still appear in person to sign (F.S. 489.103(7)).
Simplify City of Homestead permitting with Alliance Permitting
A permitting platform still being rolled out, a two-government fee structure keyed to the M#, a city-owned electric utility in the review chain, and HVHZ product standards on every opening — Homestead layers Miami-Dade’s rules onto a new city system. Alliance Permitting is a permit expediter for City of Homestead and runs both portals in parallel so your south-Dade project clears city and county in one coordinated pass.
Trusted by leading builders and brands - including Dream Finders Homes, Tesla, Verizon, Hyatt, and Sunnova.
Contractors and builders choose Alliance for City of Homestead because we deliver:
- Local expertise - we know the City of Homestead Development Services Department and the EPL-B.U.I.L.D portal (since October 1, 2025) process.
- Complete oversight - track every permit and inspection across all your jobs in one place.
- Complete submissions - AI pre-checks plus expert review catch issues before they become correction cycles.
Alliance Permitting is a permit documentation and submission company: we prepare your paperwork, file it correctly, and coordinate with the building department through issuance - including preparing private-provider documentation where that option is available. We are not a contractor and do not perform licensed plan review or inspections; that work stays with your team and the jurisdiction.
Ready to break ground in City of Homestead sooner?
Let Alliance prepare, file, and track your City of Homestead permits while you stay focused on building. Get a free, no-obligation quote today.
More Florida permitting guides
This guide is provided by Alliance Permitting for general informational purposes and reflects publicly available information believed accurate as of July 2026. Permit requirements, fees, and processes change; always confirm current details with the City of Homestead Development Services Department before filing. This is not legal advice.