Hire an Architect and/or Engineer to Draw up Plans
No matter what type of remodel you are doing, you will need an architect and possibly an engineer as well to provide plans to the city to show your scope of work.
TIP: Smaller residential remodeling projects such as bathrooms and kitchens may only need architectural plans (if there is no structural work - moving walls, windows, etc.) while larger commercial spaces with a full remodel and/or demo will likely need architectural as well as engineering plans.
TIP: If your remodel includes replacing windows or exterior doors, you must also get a window/door permit.
Hire a Licensed Contractor.
While you can do residential work as an owner-builder (this requires an exam in the building department), we highly recommend choosing a licensed contractor who has experience with City of Miami Building and Zoning Codes.
NOTE: For commercial work, you will need to hire a contractor as well as a structural engineer.
NOTE: You will need separate sub-permits for trades such as electrical, mechanical and plumbing. Your contractor will obtain these.
Gather Necessary Documents.
For residential you will need:
- Two copies of your plans, signed and sealed by your architect and/or engineer.
TIP: If you are in a historic home, you must follow the steps for a historic property.
For commercial, you will need:
- Two copies of your plans, signed and sealed by your architect and/or engineer. These plans must include a parking layout to address parking requirements.
- Two copies of a property survey (must be no more than one-year-old).
- If your remodel entails a change of occupancy, your plans must include details for all trades on the property (electrical, mechanical, plumbing, etc.)
Begin Your Permit Application Online.
Fill out Permit Application by clicking the button below. You will need to print the documents that are generated at the end of this process.
IMPORTANT: You will need to provide name, address, usage, square footage, and cost of project.
TIP: Doing this portion online will produce a process # in the City of Miami's iBuild system, which GREATLY speeds up the application process for you.
TIP: You will be prompted to create a username and password in order to continue.
Start the Permit Application (click "Intake---Start new Application")
Pay Your Up-Front Fee.
The upfront fee must be paid before plan reviews can begin.
Click below- select the dropdown "financial transaction ID" on the landing page. You will find this number on your invoice (given upon completion of the online process, above).
Pay Your Invoice Here
Print the Permit Application
Print this Permit Application
. Answer all of the questions, then get this document signed and notarized. You will need to bring everything to the building department for plan review (see below).
NOTE: Because you began the application process online, you already have a plan number. Be sure to bring the documents you printed from online as well as the list of documents, below.
Get Documents Perforated.
Bring the following to the City of Miami Building Department's permit counter (444 SW 2nd Avenue, 4th floor- Corridor A) for perforation:
- Your signed and notarized permit application.
- Any additional documents provided by iBuild after you registered online (including your invoice and plan #).
- Two copies of your plans, as mentioned above.
NOTE: You should have all documents mentioned above with you at this time, even if they don't need to be perforated.
Sign up to Have Your Plans Reviewed and Approved.
Visit the plan review counter at:
444 SW 2nd Avenue, 4th floor - Corridor A
You have two options for plan review:
1. If you have a small project - less than ten plan pages and less than $75,000 and less than 500 s.f. for residential OR less than ten pages and less than $150,000 for commercial, you can do a same-day walk through. You must arrive and sign up for a walk-through before 10 a.m.
2. If you have a project larger/more expensive than the above, you must drop off your documents. They will be reviewed by all required trades (building, fire, public works, zoning) and you will be notified when they are ready to be picked up. Depending on the size of your project, this process can take anywhere from one to three months.
NOTE: You will likely receive some comments when you get your plans back. Very few plans are completely approved the first time around.
Get Permit or Address Comments.
If your plans are approved, proceed below. If not, address the changes that were given to you from your plan review, then repeat the previous step.
- Once approved, go to the permit counter "express lane" to receive your permit number and invoice.
Pay for Permit
You can pay your invoice online by clicking here and going to payments, or at the cashier on the 4th floor.
NOTE: It is recommended that you pay the same day you receive your permit, or your permit can become inactive.
Print Permit Card.
Once you have paid, you can print your permit card from the kiosks in the building department or at home by visiting iBuild (option "print permit card").
NOTE: You must keep this permit card and all approved documents on-site at all times, especially for your inspections.