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 permit types
A building permit is one record among many. The RER Building Division issues work under separate record types inside the EPS Portal, and filing under the wrong one is a rejection, not a correction — the application is closed and refiled, and the review clock restarts. In the High-Velocity Hurricane Zone the record type also determines which product approvals your submittal must carry, so the classification drives the document set before it drives the review path.
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 Miami-Dade County
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 — and in the HVHZ the racking, clamps, and roof anchors each need NOA coverage of their own, not just the modules.
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.
Roofing permits in Miami-Dade County
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 Miami-Dade Notice of Acceptance (NOA) valid for High-Velocity Hurricane Zone use. Statewide Florida Product Approval does not satisfy an HVHZ submittal unless the approval is itself HVHZ-rated. An NOA that has lapsed, or one rated for non-HVHZ use, is the single most common reroof rejection here.
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.
Miami-Dade is the High-Velocity Hurricane Zone, alongside Broward and nowhere else in Florida. Ultimate design wind speeds run from roughly 170 mph inland to 185 mph and above on the barrier islands, and the HVHZ provisions of the Florida Building Code apply countywide regardless of the number at a given address. Practically, that means NOA-covered products, HVHZ-specific fastening schedules and uplift documentation, and a mandatory secondary water barrier on roof replacements. DERM and fire review attach on scope, and coastal construction control line parcels add another layer.
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
Frequently asked questions
Who issues building permits in Miami-Dade County?
The Miami-Dade County Department of Regulatory and Economic Resources (RER), Building Division, issues permits for unincorporated Miami-Dade. All 34 incorporated municipalities, including Miami, Miami Beach, and Coral Gables, run their own building departments.
How do I know if I'm in unincorporated Miami-Dade?
Check your property's folio number — if it begins with 30, the property is in unincorporated county territory and permits are pulled through Miami-Dade RER.
How much does a Miami-Dade building permit cost?
On the schedule effective October 1, 2025, residential permits run about 0.5% of construction cost and commercial about 1% up to $30M (then 0.5%), with a minimum commercial fee near $110 and trade permits starting around $166.63. Additional DERM, DTPW, Fire, surcharge, and impact fees may apply. Verify current figures before filing.
What is a Miami-Dade NOA?
A Notice of Acceptance (NOA) is Miami-Dade's product-approval document certifying that a roofing or exterior product meets High-Velocity Hurricane Zone standards. HVHZ projects must use products with a current NOA or Florida Product Approval.
Do I apply online?
Yes. New applications, plan uploads, corrections, revisions, and extensions are handled through the county's EPS Portal. Some stand-alone trade permits can be issued same-day.
Which parts of Miami-Dade County does RER permit?
RER Building Division permits unincorporated Miami-Dade only. Thirty-four municipalities inside the county run their own building departments, including Miami, Miami Beach, Hialeah, Coral Gables, Doral, Homestead, North Miami, and Aventura. HVHZ rules apply everywhere in the county either way, but the office, portal, fee schedule, and inspection process all change with jurisdiction, so confirm the parcel before filing.
Do I need a permit to install solar panels in Miami-Dade County?
Yes. Photovoltaic installations in Miami-Dade County 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 Miami-Dade County?
Yes. A roof covering replacement requires a permit in every Florida jurisdiction, including Miami-Dade County. Products must carry a current Florida Product Approval or Miami-Dade Notice of Acceptance rated for the wind speed at the project address, and inspections are sequenced — dry-in, nail-off, then final. Some minor repairs fall below the permit threshold, but the threshold is scope-specific.
What is the difference between a residential and a commercial permit in Miami-Dade County?
Residential work is generally a single-discipline review filed as a master permit with trades filed against it. Commercial work in Miami-Dade County 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 Miami-Dade County?
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 Miami-Dade County?
The application is rejected rather than corrected. Miami-Dade County RER Building Division 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 Miami-Dade permit types online?
Yes for most work. New applications, plan uploads, corrections, revisions, and extensions are handled through the EPS Portal, and stand-alone trade permits that need no plan review can often be issued same-day. Some records still require in-person handling, and owner-builder filings carry statutory affidavits and are frequently restricted to counter submittal regardless of record type.
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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 July 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.