Step 3: Apply Online (iBuild and ProjectDox)

Miami’s permit system is fully electronic.

Use the iBuild portal (apps.miamigov.com) for most building permits. Use the ProjectDox/ePlan system (miami-fl-us.avolvecloud.com) for site plans and planning submittals.

Follow these steps:

• Create an Account:
  Register or log in to the correct portal. Select your permit type and complete the online application form.

• Upload Documents:
  Attach all required plans, forms, NOA certificates, and supporting documents. Make sure file sizes and formats meet portal requirements.

• Pay Application Fees:
  The system calculates initial fees automatically. This includes a $40 application fee plus a plan review deposit based on project value. Payment is usually made by credit card at submission.

• Receive Confirmation:
  After submission, you will receive a permit application number. Use this number to track progress. Save copies of your confirmation and payment receipts.

Tip:
Review your application carefully before submitting. Missing documents or incomplete fields are the most common cause of delays. Make sure every required document is attached and all sections are complete.

Step 4: Plan Review and Revisions

After submission, your application enters the plan review stage.

The Building Department coordinates reviews across multiple departments:

• Building Department:
  Reviews structural plans, code compliance, and safety elements such as foundations and framing.

• Planning and Zoning:
  Confirms land-use compliance, setbacks, lot coverage, and any zoning conditions.

• Public Works or Traffic:
  Reviews driveway access, sidewalks, water and sewer connections, and traffic impacts if applicable.

• Fire Rescue:
  Reviews fire protection systems and life-safety requirements.

• Energy Compliance:
  Confirms compliance with Florida energy code standards, including insulation and related requirements.

Each department either approves the plans or issues correction comments. Target review times may range around 10 to 14 days for standard building reviews. However, complex projects may take longer.

If corrections are issued, you will receive comments through the online portal. Respond promptly by revising plans or uploading additional documents. Address each comment clearly and completely.

You may go through multiple review cycles before final approval. This is normal. Stay organized and respond quickly to avoid delays.

Important:

Miami’s permitting process is fully paperless. There are no in-person plan checks. All submissions, revisions, approvals, and notifications happen online.

You can monitor your permit status through the portal. Keep your contact information updated to ensure you receive important alerts and review comments.

Step 5: Permit Issuance and Inspections

Once all departments approve your plans, the permit is issued. At this stage:

• Pay Final Fees:
  Pay the remaining balance. This equals the total permit fee minus any deposit already paid. The portal will prompt you to complete payment.

• Print the Permit Card:
  Download or print the official permit card. By law, it must be posted on the job site where it is clearly visible.

After the permit is issued, you may legally begin construction.

Schedule Inspections

Inspections are required at different stages of construction. These may include:

• Footing inspection

• Framing inspection

• Electrical rough-in

• Plumbing rough-in

• Final inspection

You can request inspections online or by calling Miami 311 or the Building Inspection line.

The inspector will confirm that the work matches the approved plans and follows code. After passing the final inspection, the City issues a Certificate of Occupancy (CO) or Certificate of Completion (CC). This officially closes the permit.

For commercial projects, you must also obtain a Certificate of Use (CU) before opening for business.

In short, preparation and quick responses keep the process moving. Most delays happen because of missing documents or slow corrections. Stay organized and follow each step carefully.

Required Documents and Plans

Before and during your application, prepare all required documents. A complete package reduces review time.

This typically includes:

• Architectural and Structural Plans:
  Scaled drawings of the project. Include floor plans, elevations, sections, and details.

• Site Plan:
  Show property boundaries, existing structures, and the footprint of the proposed work. Include dimensions and setbacks.

• Engineering Documents:
  Provide calculations and system details for structural, mechanical, electrical, and plumbing work. Documents must include the signed and sealed stamp of a Florida-licensed engineer or architect.

• Owner and Contractor Forms:
  Include the Owner-Builder Verification form if applicable. Provide a Contact Information form listing the owner, contractor, and design professionals.

• Code Compliance Documents:
  Submit energy compliance forms under the Florida Building Code. Include flood zone questionnaires if required and stormwater checklists when applicable.

• Product Approvals:
  Provide Miami-Dade NOA or Florida Product Approval documents for hurricane-rated materials, especially roofs and windows.

Missing or incorrectly labeled files often cause delays. The City uses a Standard Naming Convention for digital plan sheets. Follow it exactly.

Organized and complete submissions reduce review cycles. Keep backup copies, both digital and printed, of everything you submit.

Fees, Costs, and Permit Validity

Permit fees in Miami depend on the size and type of project.

In general:

• Building Permit Fee:
  Usually calculated as a percentage of construction value. New residential construction or additions are often about 0.5% of total cost. Commercial projects may be around 1% or more.

• Application and Other Fees:
  A non-refundable $40 application fee applies. Re-inspection fees are typically around $57. Parking inspections may cost about $50. An upfront plan review fee is also required. This is usually a small amount per $1,000 of project value and is credited toward the final permit fee.

• Surcharges:
  Additional fees may apply. These can include a Solid Waste Surcharge and an Energy Surcharge based on square footage.

• Permit Extension Fee:
  If you need more time, permit extensions typically cost about $100 each.

• Inactive or Reactivation Fees:
  Expired or inactive permits may require reactivation fees. These can be significant, often around $1,500.

Permit Expiration

Building permits expire after 180 days if no inspections occur. You must schedule inspections or complete work within that period.

If needed, you may apply for an extension. Approval is required from the Building Department.

Because fees and policies may change, always review the official City of Miami Building Permit Fee Schedule for the most current information. The permit portal will calculate fees automatically, but you should still review the breakdown before paying.

Typical Timeline and Delays

How long does the process take? It depends on the size and complexity of the project. Still, the following timelines are common in Miami.

• Initial Review:
  The first plan review usually takes about 2–3 weeks for standard projects. During busy periods, or for larger projects, it may take longer.

• Correction Cycles:
  After the first review, you typically have 1–2 weeks to submit revisions. Each resubmittal and re-review can take another 1–2 weeks. Most projects go through at least one or two review cycles.

• Final Approval:
  After all comments are resolved, permit issuance may take another 1–2 weeks.

Small Projects:
Simple jobs, such as a one-story addition or basic remodel, may receive approval within 4–6 weeks if there are no major corrections.

Large or Complex Projects:
Multi-story buildings and commercial developments often require multiple review cycles. They may also require board hearings. These projects can take several months from start to permit issuance.

If public notice or community input is required for special approvals, one review cycle alone may add six or more weeks.

Common Causes of Delay

Incomplete applications are the most common reason for delays. Missing documents, unclear drawings, or unanswered correction comments lead to extra review rounds.

Slow responses to City comments also extend timelines.

On the other hand, complete and organized submissions move faster. If your timeline is tight, consider scheduling a pre-submittal meeting or hiring a permit expediter to help manage the process.

Inspections and Final Approval

After the permit is issued and construction begins, inspections must be scheduled at required stages. Work cannot move forward without passing each inspection.

The typical inspection sequence includes:

• Foundation or Underground Inspection:
  Completed before pouring concrete footings or slabs. The inspector checks rebar, forms, plumbing lines, and related work.

• Framing Inspection:
  Conducted after structural framing is complete. This includes walls, floors, roof framing, and rough plumbing, electrical, and HVAC systems.

• Systems Rough-In Inspection:
  Focused on electrical wiring, plumbing piping, and ductwork before walls are closed.

• Final Inspection:
  Scheduled when all work is complete and utilities are connected. The inspector compares the finished work to the approved plans.

Inspections can be scheduled through the City’s online portal or by calling 311. Approval is required before moving to the next stage of construction.

Keep the permit card posted on-site at all times. Inspection results and notes must be recorded there.

After passing the final inspection, the City issues a Certificate of Occupancy (CO) or Certificate of Completion (CC). This document confirms the building is safe to occupy.

For commercial projects, you must also apply for a Certificate of Use (CU). This confirms the business complies with zoning requirements.

No occupancy or business operations are allowed until the required CO or CU is issued.