North Miami Beach, Florida Building Permit Guide

The City of North Miami Beach Building Department issues building, electrical, plumbing and mechanical permits for work inside the city, and applications, payments and inspection requests all run through the city’s eDMS portal. A new single-family home is charged $10 per 100 sq ft of floor area (or a percentage of value, whichever is greater), and the city aims for a 14-day review on residential plans.

What requires a building permit in North Miami Beach?

The city requires a building permit for all new construction and for any repair or reconstruction that alters a structure. Its Building Permits page also names these projects:

The Building Department’s FAQ adds that an owner-occupant painting their own house or duplex needs no painting permit. If you are unsure whether your job needs a permit, call 305-948-2965 before you start. Work may begin only after the permit and permit card are issued.

North Miami Beach building department: who handles permitting

The Building Department accepts applications, issues all building and trade permits and inspects new and existing structures. Its building, electrical, mechanical, plumbing and structural sections work under the Building Official, J. Daniel Ozuna, who is also the city’s Floodplain Manager. Zoning, Public Works, Fire Prevention and several Miami-Dade County agencies also review plans before a permit is issued.

North Miami Beach permit types and eDMS filing

Projects are issued as a master permit, normally the building permit, with electrical, mechanical and plumbing sub-permits attached to the master permit number. Other sub-permits hang off each trade: fences, awnings and shutters under building; fire alarm, low voltage and burglar alarm under electrical; A/C, hoods and fire suppression under mechanical; and gas, irrigation and drainage under plumbing.

Before anyone can apply in eDMS, the contractor must be registered with the city. Registration has been required since March 1, 2023 and asks for:

• Company and qualifier details, with an authorized user
• The qualifier’s state licence and driver’s licence
• A general liability certificate of insurance naming the City of North Miami Beach as certificate holder
• Proof of workers’ compensation or an exemption
• A Local Business Tax Receipt

The city also publishes checklists for common jobs (A/C change-out, doors, windows and shutters, fences and gates, meter can repair, water heater change-out), an Owner/Builder Affidavit for homeowners who qualify for the exemption, and a private provider packet. Private provider firms must register with the city and file Form A.1, Notice to Building Official, with each initial permit application.

North Miami Beach building permit cost

Fees are set in Chapter 6 of the city’s building fee schedule (last amended September 4, 2007). Most building fees are the listed rate or a percentage of the project’s fair market value, whichever is greater: 2% of the first $100,000, 1.75% of the portion from $100,001 to $500,000 and 1.5% above that. New construction value is based on the R.S. Means “Square Foot Costs” book, or a contract the Building Official accepts.

The application fee is not refundable. A construction debris clean-up fee is also charged: $100 for single-family additions and renovations, $200 for a new home and $300 for larger projects, demolitions and re-roofs. A re-inspection costs $60, and $75 if a second re-inspection is needed; owner-builders on single-family work pay $40. Work started without a permit is charged double fees plus $200. A final Certificate of Occupancy costs $150 for a single-family home or duplex and $300 for other buildings.

Electrical, plumbing and mechanical permits

The Building Department issues electrical, plumbing (including gas) and mechanical permits as sub-permits to the master permit, each reviewed and inspected by its own chief inspector. Each trade is charged the listed rate or 2% of fair market value, whichever is greater, with an $80 minimum per permit.

• Electrical: rough wiring from $20 for the first 10 outlets, services from $13 (100 A and under), and $52 for a service repair or meter change.
• Plumbing: $13 per roughed-in fixture outlet, plus separate items for water heaters, gas piping and pool connections.
• Mechanical: $15 per ton of air-conditioning capacity, with ductwork priced by cost. The A/C Changeout Checklist asks for signed and sealed wind-load calculations and payment of an upfront fee before review begins.

Fire alarm and fire sprinkler permits must be approved by the Fire Department before they are submitted to the city, and plans may also go to Miami-Dade Fire Rescue for review.

Alliance handles electrical permits for contractors here. More on this: who pulls the electrical permit.

Application documents and plan review

Every application must be signed and notarized by the owner and the contractor’s qualifier, and must include a copy of the signed contract showing the cost of the work. The city’s general requirements also list:

• The North Miami Beach permit application, with folio number, current use, description of work, estimated value and area
• Two sets of drawings, and two copies of the survey where one applies
• A condominium association approval letter for work in a condominium
• Product approvals and signed and sealed wind-load calculations for shutters, doors and windows
• A boundary survey and a fence detail for fence permits

Before plans are drawn, the city asks you to check with Community Development that the land is zoned for the use, that the structure will not encroach on easements or rights-of-way, and that any deed restrictions or condominium approvals are in hand. Site plans need the folio number, legal description, flood elevation, setbacks and lowest finished floor elevation.

Building, Planning and Zoning, Public Works and Fire Prevention aim for a 14-day review on residential projects and 30 days on multi-family and commercial projects. Depending on the job, plans may also need sign-off from Miami-Dade DERM, Miami-Dade Water & Sewer, the state Division of Hotels & Restaurants, FDOT, the South Florida Water Management District or the Department of Health.

How to get a building permit in North Miami Beach

Inspections in North Miami Beach

Since March 13, 2023 every inspection request has had to be made online in eDMS; the phone request line was retired. Only the contractor can schedule an inspection, and requests made before 3:00 p.m. are scheduled for the next day. No inspection can be booked until any required Notice of Commencement has been delivered to the Building Department and posted on the job site.

Field inspections run Monday to Friday, 8:00 a.m. to 5:00 p.m., except holidays. Mechanical inspections are done only on Wednesdays and Fridays, and Planning and Zoning inspections only on Mondays, Wednesdays and Thursdays. The city publishes inspection guides for building, roofing, mechanical, and residential and commercial electrical and plumbing work.

On projects with several permits, all other sub-permits must pass final before the electrical, mechanical and plumbing finals, and the master permit final is always the last inspection. New buildings, additions and changes of occupancy need a Certificate of Occupancy before anyone moves in; remodels and repairs that do not need one can receive a Certificate of Completion. A permit becomes void if work does not start and pass an inspection within 180 days of issue.

Local North Miami Beach details

Flood zones: the Building Official is also the Floodplain Manager. The city keeps Elevation Certificates for buildings built or substantially improved in the Special Flood Hazard Area, can tell you a property’s flood zone from the FIRM, and offers a free site visit to look at a flooding problem. Generator bases must sit at or above the building’s finished floor in all flood districts.

Construction debris: new buildings, additions, renovations, demolitions and re-roofs must keep a roll-off container from a city-licensed hauler on site for the length of the job. Sheds, fences, windows, doors, shutters, driveways and similar permits are exempt.

Impact fees and county reviews: plan review can include both North Miami Beach and Miami-Dade County impact fees, plus Miami-Dade DERM and Water & Sewer.

Private providers: owners may use a private provider for plan review and inspections, but the firm must be registered with the city and use the city’s own private provider forms.

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

North Miami Beach 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 - current code
• Building permits and fee schedule
• Inspection guidelines
• eDMS online permitting portal
• North Miami Beach Building Department
• North Miami Beach building fee schedule (PDF)
• Permit information: general requirements (PDF)
• Plan submittal information (PDF)
• Contractor registration
• Permit requirements and checklists by project
• Plan review guidelines
• Certificate of Occupancy and Completion
• Private provider requirements
• Floodplain management

North Miami Beach permit FAQ

Who issues building permits in North Miami Beach?

The City of North Miami Beach Building Department, at 17050 NE 19th Avenue, issues building and trade permits and inspects the work. Call 305-948-2965.

How much is a building permit in North Miami Beach?

It depends on the work. New homes are $10 per 100 sq ft and alterations $40 for the first $1,000 of cost plus $20 per additional $1,000, or a percentage of value if that is greater. The minimum is $80, and a 3% technology fee and other surcharges are added.

Do I need a permit for a fence, roof or water heater?

Yes. The city lists fences, re-roofing and water heater replacement among the projects that need a permit.

How long does plan review take?

The city aims for 14 days on residential projects and 30 days on multi-family and commercial projects, depending on workload.

Can a homeowner pull a permit?

Yes, if you qualify for the owner-builder exemption and complete the Owner/Builder Affidavit. You then carry the responsibilities of a contractor.

How do I schedule an inspection?

Only the contractor can request inspections, online in eDMS. Requests made before 3:00 p.m. are scheduled for the next day.

What happens if I start work without a permit?

The permit fees are doubled and an extra $200 is charged, and the work must stop until the permit is issued.

Simplify North Miami Beach 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 North Miami Beach permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.