Miami Gardens, Florida Building Permit Guide

Building, electrical, mechanical and plumbing permits in Miami Gardens are issued by the City’s Building Services Division at City Hall, 18605 NW 27th Avenue, and filed through the Citizen Self Service (CSS) portal. A non-refundable up-front fee of 30% of the permit fee is due at application, a 15% technology fee is added, and inspections booked before 3:00 p.m. happen the next business day.

What requires a building permit in Miami Gardens?

Building Services publishes a permit checklist for each common job, which doubles as a list of what needs a permit:

To use the exemption, send the City’s Permit Exemption Request Form with the written contract or other proof of the work’s nature and value. A project cannot be split into phases to stay under $7,500.

Miami Gardens building department: who handles permitting

Customers must be signed in before 5:00 p.m. for permit processing and issuance. Inspectors meet customers Monday to Thursday, 7:30 to 8:30 a.m., with sign-in before 8:00 a.m.; plan-reviewer meetings are by appointment.

Miami Gardens permit types and forms

The 2023 City permit application covers building, electrical, mechanical and plumbing permits. Applications are filed in CSS with the documents from the Building Documents & Forms page attached, following the Electronic Construction Document Submittal Requirements Checklist. The department combines the Building, Engineering and Business Licensing divisions, and uses a mix of in-house and contract inspectors and plan reviewers.

Contractors register with the Building Division before pulling permits. State-licensed contractors provide their state licence, liability insurance, workers’ compensation certificate or exemption, local business tax (occupational) licence and the qualifier’s driver’s licence; county-licensed contractors add a certificate of competency and a Miami-Dade occupational licence. The City must be named as certificate holder on all insurance.

Other forms on the list include the Change of Contractor Package, Early Start Letter Request, Homeowner Association Affidavit, Impervious Percentage Form, Legalization of Existing Structures Package, Special Inspector Form, Uniform Window-Door Schedule, Permit Renewal Form and the Private Provider Application Packet (revised October 2026).

Miami Gardens building permit cost

The City of Miami Gardens Building Fee Schedule (revised September 11, 2024) charges most permits on job value, with a 30% non-refundable up-front processing fee at application and a 15% technology fee on every building permit fee.

For example, a $20,000 kitchen remodel in a single-family home is $1,200 at $0.06 per $1, of which $360 is paid up front, plus the technology fee and surcharges.

Other charges: $113.75 to change the contractor, architect or engineer; $72.25 for a permit extension; $500 per master permit for an approved early start; $78.55 for each inspection beyond the initial one and one follow-up; and double the permit fee plus a $126 penalty for work started without a permit ($252.50 for a second offence). Expedited after-hours plan review is $239 for the first 4 hours per trade on residential jobs.

Miami Gardens trade permits

Building Services issues electrical, mechanical and plumbing permits. On new construction and additions, the master permit already covers the general electrical, mechanical and plumbing work; other trade work needs its own permit. Stand-alone trade fees follow the same job-value method:

The City publishes separate checklists for AC change-outs, water heaters, generators, electrical service and panel changes, solar and irrigation, and a Sub-Permit & Shop Drawing checklist for trades added to a master permit.

Application documents

The New Construction Permit Checklist asks for:

• Building, electrical, mechanical and plumbing applications as applicable
• Homeowners Association Affidavit of Awareness
• A property survey showing flood zone, existing finished floor elevation, elevations and setbacks
• Signed and sealed drawings and the Special Inspector Form
• Miami-Dade DERM approval
• Sub-permits and shop drawings

A recorded Notice of Commencement must be submitted and displayed before the first inspection on any non-mechanical job valued over $5,000. Submitting it early avoids holding up that first inspection request.

How to get a building permit in Miami Gardens

Inspections in Miami Gardens

Miami Gardens states that inspection requests submitted before 3:00 p.m. are scheduled for the next business day; requests submitted after 3:00 p.m. are scheduled for the next 2 business days.

The city’s Inspections page shows each day’s inspections, estimated times and inspector names. Time windows are adjusted until 8:00 a.m., so check after then.

Inspectors are available to meet customers Monday to Thursday, 7:30 to 8:30 a.m. (sign in before 8:00). Each permit includes an initial inspection and one follow-up for each mandatory inspection; further visits cost $78.55, and repeat failures for the same violation $75.50 each under the state re-inspection rule. A single-family certificate of occupancy is $69.15 per unit, and occupying a building without a CO carries a $550 fee.

Local Miami Gardens details that matter

Impact fees: a new single-family detached home pays $185.55 for general government, $1,403 for park improvements, $1,522 for park open space and $537.27 for police, per the City’s fee schedule.

Old county permits: expired permits previously issued by Miami-Dade County can be renewed and closed for $164.50 each, with an architect’s or engineer’s affidavit showing the work was finished before March 1, 2002.

Zoning: zoning reviews, site plan reviews, variances and zoning inspections are handled in the same department; site plan reviews are by appointment.

Florida building code

The Florida Building Code, 8th Edition (2023), has applied statewide since 31 December 2023; the Florida Building Commission has proposed the 9th Edition (2026) to take effect on 31 December 2026. Florida permit rules

Miami Gardens permit search and official resources

These are the primary sources behind this guide. Codes, fee schedules and procedures change — confirm the position for your filing date.

• Florida Building Commission
• Building Fee Schedule
• Inspections
• Citizen Self Service (CSS)
• Permits & Enforcement
• Building Services
• Building Documents & Forms
• 2023 City Permit Application
• Miami Gardens HB 803 permit exemption
• Miami Gardens contractor registration requirements (2026)
• Miami Gardens New Construction Permit Checklist
• Miami Gardens electronic document submittal checklist

Frequently asked questions

Who issues building permits in Miami Gardens?

The City of Miami Gardens Building Services Division at 18605 NW 27th Avenue. The Building Official is Osvaldo (Ozzie) Diaz.

How much is a building permit in Miami Gardens?

Residential alterations are $0.06 per $1 of job value, with a $78.55 minimum and $1,650 maximum; 30% is paid up front and a 15% technology fee is added.

Do I need a permit for work under $7,500?

Single-family owners can request an exemption for non-structural work under $7,500 outside a flood hazard area, such as tiles or gutters. Electrical, plumbing, mechanical, gas, roofing, windows, doors and fences still need permits.

What are the Building Services office hours?

Monday to Thursday, 7:00 a.m. to 6:00 p.m., except major holidays. Sign in before 5:00 p.m. for permit processing and issuance.

What is the Miami Gardens inspection cutoff?

Inspection requests submitted before 3:00 p.m. are scheduled for the next business day. Requests submitted after 3:00 p.m. are scheduled for the next 2 business days.

How do contractors register?

Send the licence, insurance certificates naming the City as holder, occupational licence and the qualifier’s driver’s licence listed in the Contractor Registration Requirements to buildingpermitquestions@miamigardens-fl.gov.

Simplify Miami Gardens permitting with Alliance Permitting

Alliance Permitting is a permit documentation and submission company in Florida. We prepare your paperwork, file it correctly and coordinate with the permitting authority through issuance. We are not a contractor and we do not perform licensed plan review or inspections; that work stays with your licensed team and the jurisdiction.

This guide is provided by Alliance Permitting for general information about Miami Gardens permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.