Palmetto Bay, Florida Building Permit Guide

The Village of Palmetto Bay Building & Permitting Department, at Village Hall, 9705 East Hibiscus Street, issues building permits and electrical, mechanical and plumbing sub-permits, and registered contractors apply through the Village’s online Citizen Portal. Review takes up to 10 working days for residential projects and 15 for commercial ones, and homesteaded residents get 15% off several common home-improvement permits.

What requires a building permit in Palmetto Bay?

A permit is needed to construct, enlarge, alter, repair, move, demolish or change the occupancy of a building, and to install or replace impact-resistant coverings or electrical, gas, mechanical or plumbing systems. The Village’s FAQ and its guidance on the new $7,500 exemption give practical examples:

Since July 1, 2026 some work under $7,500 can be exempted on written request to the Building Official, but not electrical, plumbing, mechanical, gas or structural work, or any work on property in a flood hazard area. The Village notes that a substantial portion of Palmetto Bay is in designated flood hazard areas, so many projects still need a permit. To check, email permits@palmettobay-fl.gov or call 305-259-1250.

Palmetto Bay building department: who handles permitting

The Building & Permitting Department reviews plans for the Florida Building Code and the Village zoning code, issues permits and inspects the work. Some plans are also routed to outside agencies, such as the county fire department, before final approval.

Before applying, homeowners and contractors can email, call or visit Village Hall to discuss the requirements for their project.

Palmetto Bay permit types and packages

The Village issues a building (master) permit, with electrical, mechanical and plumbing work added as sub-permits on the Addendum to Building Permit form. It publishes the 2026 Building Permit Application and complete permit packages for common jobs:

• A/C replacement change-out, roof, windows and doors (residential and commercial), garage doors and trusses
• Fence, driveway, prefabricated shed and screen enclosure
• Swimming pool and pool resurfacing
• Generator, demolition, stucco and siding
• Signs and tent sales
• Private provider package

Other forms cover certificates of occupancy and temporary certificates, change of contractor or architect, the Miami-Dade Notice of Commencement, owner-builder disclosure, and affidavits such as the 30-day temporary electrical service and roof-to-wall hurricane mitigation retrofit affidavits. The Village also publishes standard detail sheets for chain link, wood, aluminum and masonry fences, driveways and sanitary lines.

Contractor registration: every contractor must register in the Village’s Civic Plus Citizen Portal before applying, including those registered under the old system. Upload a notarized Contractor Registration Form, the contractor licence, a liability certificate naming the Village of Palmetto Bay as holder, workers’ compensation or an exemption, and an occupational licence.

Palmetto Bay building-permit fees

Palmetto Bay sets the final permit fee from its Permit Fee Schedule after plan review and any outside-agency reviews are approved; the Village asks you to call 305-259-1250 or email for the fee for your project. A 2025 ordinance cut building permit fees by 15% for homesteaded residents on permits for driveways, pools, spas, pool decks, fences, stand-by generators and window and door installation or replacement. Work done without a permit is charged double permit fees.

Fees can be paid online by Visa, MasterCard or American Express, with a 2.25% convenience fee; in person at the Cashier’s Office on the first floor of Village Hall by cash (bills no larger than $20), check or money order; or by check or money order mailed to the Cashier/Finance Department.

Electrical, plumbing, and mechanical permits

Electrical, mechanical and plumbing work are issued as sub-permits under a master building permit, added with the Village’s sub-permit addendum. Sub-permits can also be processed at Walkthrough Wednesday once the master permit has been issued. Exact A/C and water heater change-outs have their own packages and can be issued the same day at Walkthrough Wednesday when the documents are complete. Gas appliance installations and electrical panel upgrades always need a permit.

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

Application documents and site requirements

The basic package is the Village building permit application, drawings by a registered architect or engineer drawn to scale, the property’s legal description, a survey less than one year old and, for owner-builders, the owner/builder declaration. Depending on the job, energy calculations, a landscape plan or structural calculations are also needed. If the work involves digging, have your Sunshine 811 locate ticket number ready.

Every permit submitted for review must include a Construction Site Management Plan application and a site plan showing dumpsters, fences, temporary toilets, trailers and parking; this site plan is usually waived for minor interior commercial and multi-family alterations. New projects, major additions and new pools built on their own also need a site drainage plan showing how water will be kept off neighboring property.

Once all submittals are in, the Village assigns a processing number and certified inspectors review the plans. If corrections are needed, the architect or engineer highlights them and the plans go back for a second review.

How to get a building permit in Palmetto Bay

For simple jobs, the Village runs Walkthrough Wednesday on the last Wednesday of each month, 7:30 to 9:00 a.m. at Village Hall. Fence, driveway, garage door, residential roof, exact A/C change-out and exact water heater change-out permits can be issued the same day if all documents are in order.

Inspections in Palmetto Bay

All permitted work needs an on-site inspection, and contractors must be registered on the portal to request one. A Notice of Commencement must be recorded and posted on the job site before the first inspection. Schedule inspections through the Village’s online portal; they are performed the following business day unless you request otherwise, and there are no zoning inspections on Fridays. Track results online by searching the permit number or address and choosing “Actions”.

Call 305-259-1250 the morning of the inspection for an approximate morning or afternoon time frame. For interior inspections, the owner or contractor must be present; for open-air inspections such as fences, driveways, pools and roofs, the permit paperwork can be left outside in a plastic cover.

Local Palmetto Bay details

Construction fencing: all construction sites need a 6 ft chain-link fence with windscreen and a silt fence at its base; on waterfront lots the water side is 3 ft high. A Temporary Construction Fence permit must be issued and inspected before any permit for a new building, major addition or demolition is issued.

Wind and flood design: the Village is in the High-Velocity Hurricane Zone, with a design wind speed of 146 mph for Miami-Dade County, and new HVHZ roofing requirements took effect January 1, 2024. On flood-zone sites, make sure subcontractors know the job’s flood elevation so water heaters, electrical devices and A/C equipment are not installed below it.

Open permits and liens: for open or expired Miami-Dade County and Palmetto Bay permits, code cases, and stormwater and alarm fees on a property, email the Village’s lien search form.

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

Palmetto Bay 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.

• Palmetto Bay inspections
• Palmetto Bay building permits and fees
• Apply for a building permit
• Walkthrough Wednesday same-day permits
• Palmetto Bay permit forms and packages
• Registering as a contractor
• Projects under $7,500 (HB 803)
• Building & Permitting FAQs
• Methods of payment

Palmetto Bay building permit FAQ

Who issues building permits in Palmetto Bay?

The Village of Palmetto Bay Building & Permitting Department, at 9705 East Hibiscus Street. Call 305-259-1250.

How long does plan review take?

Up to 10 working days for residential projects and 15 working days for commercial projects, plus any outside-agency review.

Do I need a permit to replace a water heater or windows?

Yes. Water heater, A/C, window and door replacements all need a permit, even under the $7,500 exemption.

How are permit fees calculated?

The Building Division calculates the final fee from the Village Permit Fee Schedule once plan review is complete. Homesteaded residents get 15% off certain home-improvement permits under a 2025 ordinance.

Can a homeowner pull a permit?

Yes, if you meet the owner-builder exemption and complete the Owner/Builder Affidavit and Disclosure Statement. You then carry a contractor’s responsibilities.

Can I get a permit the same day?

For fences, driveways, garage doors, residential roofs and exact A/C or water heater change-outs, yes, at Walkthrough Wednesday if all documents are in order.

Simplify Palmetto Bay 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 Palmetto Bay permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.