Miami-Dade is the most populous county in Florida, and its building program is run by the Department of Regulatory and Economic Resources (RER), Building Division. One detail trips up more projects here than anywhere else in the state: the county only issues permits for unincorporated Miami-Dade — and Miami-Dade sits inside the High-Velocity Hurricane Zone, with its own product-approval system.
This guide breaks down what triggers a permit, how Miami-Dade calculates fees, the EPS Portal submission process, trade permits, HVHZ product approvals, and inspections — so your Greater Miami project starts on solid footing.
Check your jurisdiction first. Miami-Dade County only permits work in unincorporated areas — if your property's folio number begins with 30, you're in county territory. All 34 incorporated municipalities (City of Miami, Miami Beach, Coral Gables, Hialeah, Doral and more) run their own building departments with separate portals and fees.
What requires a building permit in Miami-Dade County?
Under the Florida Building Code (§105.1) and Chapter 10 of the Code of Miami-Dade County, a permit is required before you erect, alter, repair, move, demolish, or change the occupancy of most structures and systems. Common triggers include:
Permit required
- New buildings, additions, and commercial tenant build-outs
- Structural / load-bearing alterations, demolition, and relocation
- Reroofing, window and door replacement, and exterior cladding
- Electrical service changes and most wiring alterations
- Mechanical / HVAC changeouts, refrigeration, and boilers
- Plumbing alterations, repipes, and water heaters
- Pools and spas, signs, fences, and seawalls
- Solar PV and battery storage systems
Typically exempt
- Painting, flooring, cabinetry, and like-for-like cosmetic work
- Minor repairs that don't alter structure or systems
- Certain low non-structural fences (confirm limits)
- Routine maintenance not extending or rerouting systems
Exemptions are narrow and scope-specific. When unsure, confirm with the building department before starting — see the penalty note below.
Starting work before your permit is issued triggers double permit fees plus penalties in Miami-Dade. Paying the doubled fee is not a defense against enforcement — apply and receive issuance first.
Who handles permitting in Miami-Dade County?
Permitting for unincorporated Miami-Dade is administered by the RER Building Division out of the Permitting and Inspection Center. Reviews run in parallel across Building, the Fire Department, the Department of Environmental Resources Management (DERM), and the Department of Transportation and Public Works (DTPW), depending on scope.
| Detail | Information |
|---|---|
| Permitting & Inspection Center | 11805 SW 26th Street, Miami, FL 33175 |
| Main phone | (786) 315-2000 |
| Permit records | (786) 315-2100 |
| Online portal | EPS Portal — miamidade.gov e-permitting |
| Office hours | Monday–Friday, 7:30 a.m. – 4:00 p.m. |
| Enforced code | Florida Building Code, 8th Edition (2023), incl. HVHZ provisions; Chapter 10 County Code |
Online submission is the norm. New applications, plan uploads, corrections, revisions, and extensions are handled through the EPS Portal. Stand-alone trade permits that don't need plan review can often be issued same-day through the county's e-permitting system.
Miami-Dade County building permit cost
Miami-Dade calculates building fees from construction value, not a flat rate. As of the schedule effective October 1, 2025, residential permits run about 0.5% of projected construction cost, and commercial permits about 1% up to $30 million (then 0.5% above), with a minimum commercial fee around $110. Stand-alone trade permits start around $166.63 each.
On top of the building fee, expect separate charges from DERM (environmental), DTPW, Fire, a state surcharge, and applicable impact fees. Because these figures are adjusted periodically, always confirm the current numbers on the county's Building Fee Schedule or use the fee calculator at application.
| Fee component | How it works |
|---|---|
| Residential building fee | ≈ 0.5% of projected construction cost (current schedule) |
| Commercial building fee | ≈ 1% of cost up to $30M, then 0.5% above; minimum ≈ $110 |
| Trade permits (E / P / M) | Start ≈ $166.63 each; fee sheets required at application |
| Other agency fees | DERM, DTPW, Fire, plus state surcharge (F.S. 468.631, ~3%) |
| Impact fees | Road, fire/EMS, police, parks, and educational facilities as applicable |
| Work-without-permit penalty | Double fees plus penalties |
Want a precise number for a specific Miami-Dade County project? Send us the scope and valuation and we'll return a fee estimate alongside a filing timeline.
Miami-Dade County trade permits
Electrical, plumbing, and mechanical work generally needs its own permit and licensed contractor, each filed against the master building permit. A permit fee sheet must be submitted with each trade application.
Electrical permits
Required for service installations, panel upgrades, and most wiring alterations, including solar PV interconnection. Miami-Dade enforces the electrical provisions of the Florida Building Code with HVHZ amendments.
Plumbing permits
Required for new plumbing, repipes, water heater changeouts, fixtures, gas piping, and L.P. gas tanks. Fees follow the trade fee sheet with a per-permit minimum.
Mechanical (HVAC) permits
Required for HVAC changeouts, ductwork, refrigeration, and boilers. Specialized and life-safety systems (fire alarm, halon, medical gas) are permitted and inspected separately.
Miscellaneous & specialty
Reroofs, pools and spas, signs, fences, and seawalls are permitted separately. In the HVHZ, roofing and exterior products must carry a current Miami-Dade Notice of Acceptance (NOA) or Florida Product Approval — verify NOAs before ordering materials.
Verify your contractor's license. Confirm the contractor is licensed in Florida (DBPR, (850) 487-1395) and registered with Miami-Dade County before signing. The property owner is responsible for ensuring a permit is obtained.
How to get a building permit in Miami-Dade County
Confirm scope & jurisdiction
Verify the work needs a building, electrical, mechanical, plumbing, or specialty permit, and confirm the parcel is unincorporated Miami-Dade (folio begins with 30) — not one of the 34 municipalities.
Prepare your documents
Assemble the application, owner/parcel info and valuation, site plan, signed/sealed plans for structural or larger projects, energy calcs, and HVHZ product approvals (NOAs) where applicable.
Submit through the EPS Portal
Create or use your EPS Portal profile, generate the application and trade fee sheets, and upload all PDFs. Stand-alone trades without plan review may be issued same-day.
Plan review & corrections
Building, Fire, DERM, and DTPW review in parallel. If comments are issued, upload revisions promptly; resubmittals re-enter review.
Pay fees & pull the permit
Pay the calculated building, trade, agency, and impact fees, then download the permit. Record and post a Notice of Commencement where required and keep approved documents on site.
Schedule inspections through close-out
Request inspections in the EPS Portal using your permit number and inspection code. Clear all inspections to obtain your Certificate of Occupancy or Completion.
Inspections in Miami-Dade County
Schedule inspections through the EPS Portal (or the county's inspection request line) using your permit number and the applicable inspection code. Typical checkpoints include foundation, rough-in MEP, framing, insulation, and final. Same-day cancellations are limited to early-morning hours.
The county's Mobile Inspection Routes tool lets you see the inspector's daily route so you can have site access ready. A re-inspection fee applies to failed inspections and must be cleared before a final or Certificate of Occupancy.
Official Miami-Dade County permitting resources
- 🏛️ Miami-Dade RER Building Division
- 💵 Building Fee Schedule
- 💻 Permits & EPS Portal
- 📘 Florida Building Code (8th Ed.)
- ✅ Product Control / NOA search
- 🪪 DBPR license verification
Simplify Miami-Dade County permitting with Alliance Permitting
Miami-Dade's HVHZ rules, NOA product approvals, and multi-agency review (Building, Fire, DERM, DTPW) make it one of Florida's most demanding jurisdictions. Alliance Permitting is a permit expediter for Miami-Dade County — our permit expediting services pair AI-driven document review with expediters who know the EPS Portal and the county's review workflow — so your submissions go in clean and move faster.
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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.
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More Florida permitting guides
This guide is provided by Alliance Permitting for general informational purposes and reflects publicly available information believed accurate as of June 2026. Permit requirements, fees, and processes change; always confirm current details with the Miami-Dade County RER Building Division before filing. This is not legal advice.