The City of Homestead — southern Miami-Dade's fast-growing city between the national parks, one of Florida's busiest home-building markets — issues building permits through the Development Services Department at City Hall, 100 Civic Court. The system is brand new: on October 1, 2025, the city launched EPL-B.U.I.L.D — Electronic Permitting & Licensing for Building, Utilities, Inspections, Land, & Development — an integrated platform for submitting applications, uploading drawings, and tracking progress across every reviewing department, rolled out in two phases with electronic plan review enabling simultaneous multi-department reviews. 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?
Under the Florida Building Code (§105.1), a permit is required before you construct, enlarge, alter, repair, move, demolish, or change the occupancy of most structures and systems. New for 2026: Florida HB 803 (effective July 1, 2026) created additional building-permit exemptions for certain single-family residential work - notably F.S. 553.79(1)(g), which can exempt qualifying work valued under $7,500 when it involves no electrical, plumbing, mechanical, gas, or structural work, the home is not in a Special Flood Hazard Area, and the owner submits a written exemption request to the Building Official. Ask the permit counter whether your scope qualifies before assuming a permit is needed.
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
Who handles permitting in City of Homestead?
Development Services operates from Homestead City Hall at 100 Civic Court, running the EPL-B.U.I.L.D platform with 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. Project questions route to epermits@homesteadfl.gov, legacy submissions historically flowed through permits@homesteadfl.gov, and planning payment accounts come from planning@cityofhomestead.com — with drawings and documents uploading at the Attachment screen of the online application. All permitting runs through the EPL-B.U.I.L.D portal (since October 1, 2025).
- Address: Homestead City Hall, 100 Civic Court, Homestead, FL 33030
- Email: epermits@homesteadfl.gov
- Hours: Monday–Friday (city business hours)
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 |
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 |
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
Solar is permitted as its own record type in most Florida jurisdictions rather than rolled into a general building permit, and residential and commercial photovoltaic are usually separate records with different document sets. Solar thermal — passive water and pool heating — is a third, distinct record.
A photovoltaic submittal is reviewed on two tracks at once: structural (roof load path, attachment spacing, uplift) and electrical (conductor sizing, rapid shutdown, point of interconnection). A single-line diagram and a signed and sealed structural attachment detail are the two attachments most often missing on a first submittal.
Under Fla. Stat. §163.04, a homeowners' association cannot prohibit a solar collector on a dwelling — HOA architectural approval is not a prerequisite to permit issuance, though it may still be a contractual matter between owner and association.
Utility interconnection runs parallel to the building permit, not inside it. Permission to Operate is issued by the utility after the final electrical inspection clears.
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
A roof covering replacement requires a permit in every Florida jurisdiction. Repairs below the local threshold may not, but the threshold is scope-specific and confirming it with the building department before tear-off is cheaper than an after-the-fact permit.
Every roof product must carry a current Florida Product Approval or Miami-Dade Notice of Acceptance rated for the wind speed at the project address. A product approval number that has lapsed or is rated below the site wind speed is the single most common reroof rejection.
Reroof inspections are sequenced: dry-in after the underlayment, nail-off on the sheathing fastening, and final. Covering the deck before the dry-in inspection means tearing it back open.
Hurricane mitigation retrofit requirements can attach when an existing roof is replaced, including secondary water barrier and roof-to-wall connection work. These add scope and documents, and they are triggered by the replacement itself.
Under Fla. Stat. §553.7922, jurisdictions run expedited procedures for permits that need no technical review — reroofs, roof repairs, and similar — during a declared state of emergency.
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
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 — the intake channel for everything filed since October 1, 2025 — noting that pre-existing applications 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 run through the EPL-B.U.I.L.D platform's integrated workflow, with electronic plan review's multi-department routing — Development Services, Public Works, Code Compliance, Energy — carried into the field phase. 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 coordinates on service releases through the Energy Department's role in the system.
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?
EPL-B.U.I.L.D's simultaneous multi-department electronic review was built to compress issuance times, and 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. Email epermits@homesteadfl.gov for current turnaround by permit type.
How do I look up a permit in City of Homestead?
Homestead applications filed since October 1, 2025 live in the EPL-B.U.I.L.D portal — submit, upload, and track in one place — while projects started before that date continue as legacy projects in the Community Plus system. Online payments run by account number: the 8-digit process/permit number from the permit invoice, with planning items using a 6-digit account from planning@cityofhomestead.com.
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: an integrated portal for submitting applications, uploading documents, and tracking progress, with electronic plan review running simultaneous multi-department reviews and a citywide online payment solution. 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.
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 prohibit a solar collector, so HOA approval is not a prerequisite to permit issuance. 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 remain sequenced — dry-in, nail-off, 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. Some records still require in-person submittal, and owner-builder filings are frequently restricted to counter submittal regardless of record type.
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