County building permit guide
Miami-Dade County, Florida building permits — complete guide (2026)
Miami-Dade County is governed by the High-Velocity Hurricane Zone (HVHZ), the most rigorous building code environment in the continental United States. Unlike the rest of Florida, Miami-Dade requires a Miami-Dade Notice of Acceptance (NOA) — not just Florida Product Approval — for all roofing, windows, doors, and cladding. All permits are submitted through the county's ePlan system and contractors must hold a Miami-Dade-specific license.
Avg cost: $200–$800Processing: 4–10 weeksHVHZ zone~2.7M residents
$200–$800Avg permit cost
4–10 weeksProcessing time
~90,000Permits/year
PartialADU-friendly
Ready to apply for your Miami-Dade County, Florida permit?
Visit the Miami-Dade County Regulatory and Economic Resources (RER) ePlan portal for permit applications, fee schedules, and plan submission. All residential and commercial permits require online submission.
Miami-Dade County, Florida Building Department Online permitting available
DepartmentMiami-Dade RER Building Division
Phone(786) 315-2000
Address11805 SW 26th St, Miami, FL 33175
HoursMon–Fri 7:30am–4:00pm ET
Permit systemePlan (online submission required)
Miami-Dade County Building Division covers all unincorporated areas and many municipalities. The City of Miami, Miami Beach, Coral Gables, Hialeah, and Homestead each have their own building departments. Always verify your jurisdiction using the county's GIS parcel viewer.
Miami-Dade HVHZ requirements are stricter than the Florida Building Code statewide standard. All roofing and exterior materials must carry a Miami-Dade NOA. Contractors must be licensed in Miami-Dade specifically — a Florida state license alone is insufficient for HVHZ work.
Permit fees — Miami-Dade County, Florida 2026
| Permit type | Fee range | Processing | Notes |
|---|---|---|---|
| Roofing | $250–$600 | 3–6 weeks | NOA required for every product — Miami-Dade specific, not just FL Product Approval |
| New Construction | $1,500–$5,000 | 6–14 weeks | Full HVHZ engineering package required; wind loads among highest in continental US |
| Room Addition | $600–$1,500 | 5–10 weeks | Structural engineer wet-stamped drawings mandatory for all additions |
| Pool | $400–$900 | 4–8 weeks | Barrier fence code strictly enforced; electrical bonding inspection required |
| Electrical | $150–$400 | 1–3 weeks | Inspector availability is limited — schedule inspections at permit issuance |
| Plumbing | $100–$350 | 1–2 weeks | Backflow prevention required for irrigation systems |
| HVAC / Mechanical | $150–$450 | 1–3 weeks | Hurricane-rated equipment required; SEER2 standards enforced |
| Solar | $150–$400 | 2–4 weeks | Wind uplift calculations required; NOA for mounting systems |
| Fence | $100–$250 | 1–3 weeks | Wind load design required; hurricane-rated posts mandatory in HVHZ |
| Deck / Patio | $200–$500 | 3–6 weeks | Concrete slab inspection required before pour; wind uplift for covered structures |
How to get a permit in Miami-Dade County, Florida
1
Confirm your jurisdiction
Use the Miami-Dade GIS parcel viewer to confirm you're in unincorporated Miami-Dade. Miami, Miami Beach, Coral Gables, and Hialeah all have separate permit departments.
2
Verify HVHZ product requirements
All exterior materials — roofing, windows, doors, cladding — must carry a Miami-Dade Notice of Acceptance (NOA). Search the approved product directory before purchasing materials.
3
Hire a Miami-Dade licensed contractor
For most trades, you need a contractor with a Miami-Dade specific license endorsement, not just a Florida state license. Owner-builder permits are available for primary residences.
4
Submit via ePlan
Miami-Dade requires electronic plan submission through ePlan for virtually all permits. Upload signed-and-sealed engineering drawings, product NOAs, and energy calculations.
5
Pay fees and await plan review
Fees are assessed at submission. Structural plan reviews take 4–8 weeks. Request expedited review for an additional fee if your project is time-sensitive.
6
Schedule phased inspections
Miami-Dade requires inspections at multiple phases. Schedule your first inspection at permit issuance — inspector availability is limited and backlogs are common.
Jurisdictions within Miami-Dade County, Florida
Special zone requirements
HVHZ — Hurricane Zone
Entire county
Miami-Dade and Broward are the only HVHZ counties in the US. All products must carry Miami-Dade NOA. Wind design speeds up to 185 mph near coast.
Coastal Construction Zone
Barrier islands & coast
Additional setback and construction standards apply within the Coastal Construction Control Line (CCCL) — permit from FDEP required.
Flood Zone AE
Low-lying inland areas
FEMA flood zone covers significant portions of the county. New construction requires elevation certificates and flood-resistant construction.
Urban Infill Area
City of Miami core
Specific zoning overlays govern density, setbacks, and building heights. ADU regulations vary by municipality.
Frequently asked questions — Miami-Dade County, Florida
What is an NOA and why does Miami-Dade require it?
A Notice of Acceptance (NOA) is issued by Miami-Dade County specifically and certifies that a building product meets HVHZ performance standards. It is more stringent than Florida Product Approval and is required for all exterior products in Miami-Dade and Broward counties.
Can I pull my own permit as a homeowner in Miami-Dade?
Yes, Miami-Dade allows owner-builder permits for your primary residence. You must certify that you will personally supervise the work. Electrical, plumbing, and HVAC still require licensed subcontractors in most cases.
How long do Miami-Dade permit inspections take to schedule?
Miami-Dade inspection backlogs are common, especially after hurricane season. Plan for 1–2 week waits between inspection phases during busy periods. Schedule your first inspection at the time of permit issuance.
Why did my contractor say they need a Miami-Dade license?
Miami-Dade requires contractors to have a local competency card in addition to their Florida state license for most trades. This is because HVHZ work requires knowledge of local code requirements beyond the state baseline.
Sources: Miami-Dade RER Building Division fee schedule 2026 · Florida Building Code 8th Ed. · FEMA NFHL · US Census Bureau BPS 2024 · Shovels.ai permit aggregator