/ Miami-Dade · How to apply
Plans are not reviewed until the upfront fees are paid.
Unincorporated Miami-Dade only — folios that start with 30. Plans are not reviewed until upfront fees are paid. Same-amperage AC still needs a mechanical permit. HVAC repair or replacement under $15,000 is the County’s published Notice of Commencement exception.
Educational restatement of Miami-Dade’s “How to Apply for a Permit” page. Municipalities have their own building officials. Confirm the live County page. Pair with exemptions / HB 803.
- Who pulls the permit: licensed contractor or owner-builder. Issued in the name of the person performing the work.
- Submit through the County portal. New applications, rework to a C/M/N/UP number, revision/shop drawing, extension, reissuance, and change of contractor are separate portal choices.
- You receive a UP# first. After intake, a C, N, or M process number. Track both in the portal.
- Plans will not be reviewed until required upfront fees are paid. Upfront fees include two reviews (one initial, one rework); further revisions are charged per discipline.
- Initial review is published as 24 hours to 10 business days, same window after a rework. Disapproval remarks: “D” or “P” under Current Disposition. Comment clarification via MeetQ.
- Roofing, storm panels, accordion shutters, or electrical/mechanical/plumbing that does not require plan review: contractors may use e-permitting.
- Once issued: 180 days to complete and call inspections. An approved inspection on the master or a sub-permit extends 180 days from that approval. Subsidiary permits are obtained and inspected separately.
- Print approved plans from the portal Job Copy. County: 30 days to print; certain commercial properties protected under Chapter 119.071(3), Florida Statutes, available for only five days and only to the registered user.
- Notice of Commencement: record before inspections if the value of work exceeds $5,000. The County’s published exception: the NOC does not apply to repair or replacement of an existing heating or air-conditioning system less than $15,000. The owner (not the agent) signs. Record within 90 days before starting work.
- Schedule inspections one business day prior (before 4 p.m.). Friday schedules Monday. Stamped approved plans must be on site.
Permits are typically required for new structures, pools, additions, new plumbing/electrical/mechanical AC work, exterior replacements (windows, doors, siding, roof), and interior work that alters electrical or plumbing — including hot-water heater or gas-appliance replacement. Paint, wallpaper, a ceiling fan in an existing outlet, portable playground equipment, and resurfacing an interior floor are listed as not needing a building permit — still confirm exemptions.
Started before the process number
Work before issuance is a penalty path under IMC 108 as adopted. Do not mobilize on a UP#.
Official source: How to apply for a permit · exemptions: HB 803 / 105.2 · checklists: MD resources.
What to send
Folio (does it start with 30?), process or UP number if you have one, and the comments PDF.
If the portal is sitting on unpaid upfront fees
Send the UP# or process number. Masterbuild will say whether the set is even in review — or this is still intake.
Send Project Background+1 (786) 398-6940 · osmany.portal@masterbuildconsulting.com
Masterbuild provides engineering services under a written scope. Nothing on this page is a determination that your job is exempt, a code interpretation, or a representation about permit approval. Confirm flood zone, folio, municipality, adopted FBC, and current Miami-Dade procedures. Effective date for HB 803 as published by the County: July 1, 2026. This is not legal advice.