Common rejection reasons in Homestead
55 documented. Our analysis checks your package against these.
1Insurance certificate holder MUST read EXACTLY: 'CITY OF HOMESTEAD, 100 CIVIC COURT, HOMESTEAD, FL 33030' — this is from the official Contractor Licensing Registration PDF. Private Provider cert holder is slightly different: 'City of Homestead Building Department, 100 Civic Court, Homestead, FL 33030'
2Contractor must register with BOTH Miami-Dade County AND City of Homestead BEFORE submitting ANY permit application — dual registration is mandatory
3As of October 1, 2025, ALL contractor/utility owner registration must go through EPL-B.U.I.L.D. — the old paper/email registration process is dead
4Registration requires: (A) State of Florida Contractor License (DBPR), (B) Miami-Dade County Local Business Tax Receipt OR County of Origin LBT, (C) Liability & Workers Comp Insurance, (D) Driver's License (original or clear color copy), (E) Company info + EIN + email
5Owner-builder insurance minimums are DIFFERENT from contractor: $50,000 per person liability (per official registration page)
6File naming convention is STRICTLY ENFORCED — application will NOT be accepted if naming convention is not followed! Format: BD-YY-XXXXX-PT-R-DISCIPLINE (all UPPERCASE). If no permit number yet, use file contents as name
7NO special characters allowed in file names: no asterisks, parentheses, periods, question marks, shapes, double periods, # % & { } / \ ? < > * $ ! ' — this alone causes more rejections than any other issue
8Plans must be ONE PDF PER DISCIPLINE — grouped by Architectural, Mechanical, Electrical, Plumbing, Civil. NOT one giant PDF, NOT one PDF per page
9All PDFs must be FLATTENED (single layer) with NO embedded objects — but do NOT flatten AFTER digital signature is applied
10All security settings must be UNRESTRICTED — files cannot be encrypted, password-protected, or disallow markups
11Drawings must be LANDSCAPE orientation only; documents can be landscape or portrait
12Upper-right corner of ALL plan pages must be left BLANK for city stamp: 2x2 inch (8.5x11), 3x3 inch (medium), 4.5x4.5 inch (large format). This does NOT apply to text documents like applications or letters
13If total file size exceeds 20 MB, a download link is required instead of direct upload
14All drawings' files must have the SAME X/Y axis at (0,0) to allow overlay for effective review
15ALL plans must be DIGITALLY signed and sealed — physical stamp/signature on scanned PDFs will be rejected. Must use Certificate Authority approved by city
16If uploading multi-page PDF, design professional MUST digitally sign and seal EACH page — unless software limitation, then sign Cover Sheet with accurate Index of Drawings listing all sheets with revision dates
17Scanned notarized signatures ARE accepted for permit applications (not plans)
18Remote Online Notary (RON) and electronic signatures ARE accepted for permit applications
19A Master Permit Application MUST be issued BEFORE any sub-permit can be issued — electrical, plumbing, mechanical sub-permits cannot be pulled without master permit first
20Sub-permit applications must also be signed and notarized with 13-digit folio number
21Subcontractors must verify their qualification for the proposed scope before City issues sub-permit
22ALL construction debris MUST be removed by a hauler LICENSED WITH THE CITY OF HOMESTEAD — using a hauler licensed elsewhere (even MDC) will result in violation. This is HOMESTEAD-SPECIFIC, not a standard MDC rule
23Projects requiring DERM, WASD (Water & Sewer), Fire, or Impact Fee review MUST be submitted to Miami-Dade County portal SEPARATELY — these are NOT handled through the City of Homestead portal
24County-approved plans must be uploaded to EPL-B.U.I.L.D. BEFORE City will issue the permit — you cannot skip this step
25Upfront fees for MDC external agencies (DERM, WASD, Impact Fees) are paid SEPARATELY from City fees — they are NOT included in City's upfront processing fee
26MDC Project Number (M#) must be issued before paying MDC agency upfront fees
27Owner-builders in Homestead MUST TAKE A TEST WITH THE BUILDING OFFICIAL — per Chapter 10 of Dade County Code of Ordinances. This is NOT a simple affidavit like other cities
28Owner-builder permits limited to ONE single-family or duplex residence in any 24-MONTH period (multiple permits for same residence OK within that period)
29If there is a code violation on the property, NO building permit will be issued to a homeowner to cover illegal work — must use licensed contractor for violation correction
30Owner-builder must come IN PERSON for review of permit documents and application
31Owner-builder must attach proof of ownership (warranty deed OR tax receipt) AND sign the Owner/Builder Permit Affidavit (notarized)
32Construction trailers require a SEPARATE permit — cannot just place one on site
33Portable toilets for construction site require a SEPARATE permit
34Equipment and materials must be stored WITHIN the property — not on public right-of-way
35Streets and neighboring properties must be kept free from dirt and debris
36Swales must be protected from damage by equipment or vehicles
37DO NOT discharge water into the right-of-way or storm drains
38NOC must be POSTED AT THE JOB SITE per FL Statute 713.35 — and the recorded NOC + permit card must be displayed at site for ALL inspections
39Per Homestead inspections page, NOC must be displayed for 'all work over $5,000 in job value' — this is the MDC DISPLAY threshold. Verify recording threshold separately
40To avoid reinspection fee, ensure: site ready, all required documents including approved plans available, and access to inspection site provided
41All possible inspections are listed on the BACK of the permit card — contractor's responsibility to call for inspections
42Permits valid for 180 days — construction must commence within that timeframe. If permit expires before final inspections, it becomes NULL AND VOID and the project is in code violation
43ALL Safety Inspection Permits must be submitted with EITHER: (1) Electrical repair list, OR (2) Notarized letter from Contractor stating there are no necessary repairs
44City of Homestead will NOT allow Plans Review Only by Private Provider — must be inspections only, or plans review AND inspections
45Private Provider must be pre-registered with Miami-Dade County — DAR & Firm must be pre-registered before submitting
46If Private Provider is terminated during review or inspections, City will NOT take over — owner/contractor must secure another Private Provider
47Private Provider fee reduction is only 10% for plans review + inspections, or 5% for inspections only — this is the BUILDING DEPARTMENT portion only
48If permit application was submitted BEFORE October 1, 2025, it is a 'legacy project' and must continue through Community Plus — do NOT mix systems. Only EPL-B.U.I.L.D. for new applications
49ALL nails must be ringshank meeting ASTM G85 corrosion resistance standards — no exceptions
50Gutters REQUIRED on all roofs with 6-inch or less overhang eave
51Tile roofs require uplift test BEFORE final inspection
52Re-installation of existing roof-mounted solar PV system requires SEPARATE permit — must be obtained to finalize roofing permit
53Florida Department of Health approval REQUIRED for ALL applications involving septic tanks — not just DERM
54DERM and/or MDWASD approval required for applications involving sewers and water — submitted to MDC portal separately
5540-year recertification per MDC Section 8-11(f) — applies to buildings 40+ years old. Exempt: SFH, duplexes, buildings ≤10 occupant load AND ≤2,000 SF. Electrical service 400A+ requires infrared thermography report