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Miami-Dade County Permit Expediting
Miami-Dade has one of the most layered permitting systems in Florida: a county building department, dozens of city building departments, separate county agencies that sign off on water, sewer, environmental and fire items, and a product-approval system built for the High-Velocity Hurricane Zone. Fast Pass Permits prepares, submits and tracks your application through each of those layers so your project keeps moving.
The first question on any Miami-Dade project is jurisdiction. According to Miami-Dade County, each of the county’s 34 municipalities has its own building official who handles permits and inspections. The county itself, through the Department of Regulatory and Economic Resources (RER), issues building permits only for properties in unincorporated Miami-Dade, which the county identifies by folio numbers beginning with “30.”
That means a kitchen remodel in Kendall or Westchester (unincorporated) goes to the county, while the same remodel in the City of Miami, Hialeah, Miami Beach, Miami Gardens, Doral or Homestead goes to that city’s building department. Each city has its own forms, submittal rules and software, so the first thing we do on every job is confirm the folio and the correct building department.
Being in a city does not always mean the county is out of the picture. Miami-Dade requires a County Municipal Approval for many projects inside municipalities when they involve water and sewer, impact fees, environmental resources (DERM), Fire Rescue, or Florida Department of Health septic review. Missing one of these county sign-offs is a common reason a city permit cannot be issued.
There is no single portal for the whole county. The systems you deal with depend on who has jurisdiction:
Miami-Dade County notes that upfront fees must be paid before plans are reviewed, so incomplete payment is a quiet way for an application to sit idle. We watch for that.
The Florida Building Code designates Miami-Dade and Broward as the High-Velocity Hurricane Zone. Windows, doors, shutters, roofing and other envelope products typically need a Miami-Dade Notice of Acceptance (NOA) issued by the county’s Product Control Section. We check that the NOAs in your package are current and match the products shown on the plans.
The Division of Environmental Resources Management reviews items such as coastal construction, wetlands, drainage and tree work. DERM requirements apply in unincorporated areas and, through County Municipal Approval, to many city projects as well.
Water and Sewer (WASD) clearance, Miami-Dade Fire Rescue plan review and impact fee assessment are separate county disciplines. Each must clear before the permit is ready to issue.
Many coastal and low-lying properties sit in flood zones. Miami-Dade accepts flood elevation certificates at the DERM counter at the Permitting and Inspection Center, and elevation requirements can change a project’s design.
Florida law requires the owner to record a Notice of Commencement before work starts. In Miami-Dade it is recorded with the Clerk of the Court and Comptroller, and must be posted on site before the first inspection.
Miami-Dade’s recertification program now starts at 30 years for most buildings (25 years for certain coastal condominiums and co-ops), then every 10 years. Single-family homes and duplexes are exempt. See our recertification services.
In our experience, delays in Miami-Dade rarely come from one big problem. They come from small gaps between agencies:
Fast Pass Permits is a permit expediting firm, not a contractor. We do not hold a contractor license and do not pull permits under our own license. We act as the authorized agent for the licensed contractor or owner-builder of record.
Need drawings? We provide signed and sealed permit drawings through licensed partner professionals, and we can refer you to licensed contractors if you do not have one yet.
Remodels, additions, roofs, windows and pools. Residential permit expediting.
Tenant buildouts, renovations and new construction. Commercial permit expediting.
Trade and no-plan-review permits. Over-the-counter permit services.
Permit history and open-permit searches before you buy or build. Permit research.
Working elsewhere in the state? See our Florida permit expediting overview.
Miami-Dade County has 34 municipalities, each with its own building department, plus unincorporated Miami-Dade, which is permitted by the county. We handle permits in all of them, including:
Miami-Dade County issues permits for unincorporated properties, which have folio numbers starting with “30.” Properties inside one of the 34 municipalities are permitted by that city’s building department. We confirm this before preparing anything.
Miami-Dade is in the High-Velocity Hurricane Zone, so exterior envelope products such as windows, doors, shutters and roofing generally need HVHZ-rated approval, commonly shown with a Miami-Dade Notice of Acceptance. The reviewer will check that the approval is current and matches the plans.
Miami-Dade requires County Municipal Approval for many municipal projects involving water and sewer, impact fees, DERM, Fire Rescue or Health Department septic review. The city may not issue the permit until those county approvals are in place.
No. We do not hold a contractor license and do not pull permits under our own license. Permits are issued to the licensed contractor or owner-builder; we prepare and submit the application as their authorized agent and manage it through approval.
The owner records it with the Miami-Dade Clerk of the Court and Comptroller, and it must be posted on site before the first inspection. We can tell you when it is needed and where it goes in the permit file.
Tell us about your project and we will send a flat rate quoted upfront, before any work begins.