Where do I submit a permit application in Homestead?

Electronic only via EPL-B.U.I.L.D. — strict file naming convention REQUIRED. Portal: https://www.homesteadfl.gov/746/.

Do I need a Notice of Commencement in Homestead?

Florida law requires a recorded Notice of Commencement when the contract price is greater than $5,000 ($15,000 for repair or replacement of an existing heating or air conditioning system). Timing can vary, so confirm with the Homestead building department whether it is due at application or before the first inspection.

Is Homestead in the High Velocity Hurricane Zone (HVHZ)?

Yes. Homestead is in the HVHZ, which affects product approval and wind load requirements.

What gets a building application rejected in Homestead?

ALL files MUST follow strict naming convention: BD-YY-XXXXX-PT-R-DISCIPLINE (UPPERCASE) — application AUTO-REJECTED if not followed. No special characters in filenames: # % & { } / \ ? * $ ! ' ( ) .. — causes instant rejection. Application must include property folio number (13-digit) — found on property tax statement, online, or at MDC Property Appraiser (111 NW First Street, 7th Floor).

Homestead Building Permit Requirements (2026 Checklist)

Building Permit checklist for Homestead

Submit via EPL-B.U.I.L.D. portal (launched October 1, 2025) — legacy projects before Oct 2025 use Community Plus ONLY, do NOT mix systems
EPL-B.U.I.L.D. is integrated with DigEplan for electronic plans review — simultaneous multi-department review
GotchaALL files MUST follow strict naming convention: BD-YY-XXXXX-PT-R-DISCIPLINE (UPPERCASE) — application AUTO-REJECTED if not followed
GotchaNo special characters in filenames: # % & { } / \ ? < > * $ ! ' ( ) .. — causes instant rejection
Plans must be ONE PDF per discipline (Architectural, Mechanical, Electrical, Plumbing, Civil) — grouped by discipline, NOT one giant PDF
All PDFs must be flattened (single layer), no embedded objects, unrestricted security, allow markups
Drawings in LANDSCAPE orientation only; documents can be landscape or portrait
Upper-right corner of all plan pages BLANK for city stamp: 2x2 inch (8.5x11), 3x3 (medium), 4.5x4.5 (large format)
If total file size exceeds 20 MB, download link required
All drawing files must have same X/Y axis at (0,0) for overlay review
Homestead/MDC Municipal Permit Application — signed & notarized (include 13-digit property folio from tax statement or Property Appraiser)
Remote Online Notary (RON) and electronic signatures accepted for application
Scanned notarized signatures accepted for application documents (not plans)
GotchaApplication must include property folio number (13-digit) — found on property tax statement, online, or at MDC Property Appraiser (111 NW First Street, 7th Floor)
Plans: site plan, survey, floor plan with plumbing/electrical fixture locations, mechanical details, elevations, electrical service panel, cross sections of structural walls with material/fastener details, roof framing plan
ALL plans must be DIGITALLY signed and sealed using approved Certificate Authority — physical stamps on scanned PDFs will be rejected
Multi-page PDFs: design professional must digitally sign/seal EACH page (or Cover Sheet with complete Index of Drawings if software limitation)
Energy calculations required for new structures or additions with AC — submitted as individual PDF
Structural calculations when applicable — saved and uploaded as individual PDF
All drawings must contain a scale
Plans must be submitted as one set per discipline, each page showing stamp
Contractor must be registered with BOTH Miami-Dade County AND City of Homestead — dual registration required BEFORE submitting
As of Oct 1, 2025, all registration via EPL-B.U.I.L.D. 'Register as a Contractor/Utility Owner' application
Registration requires: (A) FL State Contractor License (DBPR), (B) MDC 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 + Qualifier info + Specialty License
GotchaInsurance certificate holder MUST read EXACTLY: 'CITY OF HOMESTEAD, 100 CIVIC COURT, HOMESTEAD, FL 33030' — from the official Contractor Licensing Registration PDF
Authorized Representatives for permit pickup must be listed on registration form
HVHZAll exterior products require Miami-Dade County NOA (Notice of Acceptance)
All NOA pages for one product grouped in ONE PDF — cover, details, all components properly marked, NO isolated pages
Notice of Commencement required — must be recorded at 22 NW 1st Street, 1st Floor, Miami — (305) 275-1155 ext. 6
NOC MUST be POSTED at job site per FL Statute 713.35
NOC must be signed by OWNER (not agent)
Upfront processing fee required BEFORE review begins — new construction and interior remodels require upfront fee at time of submittal
Fee schedule updated September 9, 2025 via Ordinance No. 2025-09-25
Payment methods: credit cards, checks/e-checks, money orders, cash; online via EPL portal (convenience fee applies)
GotchaWork without permit = 100% penalty (DOUBLE the usual fee) — strictly enforced via Notice of Violation
GotchaProjects requiring DERM, WASD, Fire, or Impact Fee review must be submitted to MDC portal SEPARATELY — NOT through City portal
GotchaCounty-approved plans must be uploaded to EPL-B.U.I.L.D. before City will issue permit
GotchaMDC agency upfront fees paid SEPARATELY after MDC Project Number (M#) issued
FL Dept of Health approval required for ALL applications involving septic tanks
DERM and/or MDWASD approval required for sewer and water applications
GotchaALL construction debris must be removed by a hauler LICENSED WITH THE CITY OF HOMESTEAD — not just any licensed hauler, this is Homestead-specific
Construction trailers require SEPARATE permit
Portable toilets require SEPARATE permit
Equipment/materials stored within property only — NOT on public right-of-way
Streets and neighboring properties must be kept free from dirt and debris
Swales must be protected from damage by equipment/vehicles
Do NOT discharge water into right-of-way or storm drains
NoteOwner-builder must take TEST with the Building Official (per Ch. 10 Dade County Code)
NoteOwner-builder limited to one SFR/duplex in any 24-month period
NoteOwner-builder must come IN PERSON for document review
NoteOwner-builder must attach proof of ownership (warranty deed or tax receipt) + signed/notarized Owner/Builder Permit Affidavit
NoteIf code violation on property, NO permit will be issued to homeowner to cover illegal work — must use licensed contractor
NoteOwner-builder insurance minimums: $50,000 per person liability
GotchaMaster Permit Application MUST be issued BEFORE any sub-permit (electrical, plumbing, mechanical) can be issued
Permits valid for 180 days — construction must commence within this timeframe
If permit expires before final inspections, it becomes NULL AND VOID and project is in code violation
NoteContact building department if permit expires — they will help activate or apply for completion permit
Inspections: online via EPL-B.U.I.L.D. or phone (305) 224-4590
All possible inspections listed on BACK of permit card — contractor's responsibility to call
To avoid reinspection fee: site must be ready, all documents + approved plans available, access to inspection area provided
Approved plans + NOC + permit card must be present at ALL inspections
Certificate of Occupancy (CO) issued for new construction or change of use
Certificate of Completion (CC) issued for renovations/alterations
NoteCO/CC Checklist available on Forms page
Plan review: 14 business days for first cycle (building permits page says 21 days for some projects)
Corrections: email from eplnotifications@homesteadfl.gov with Changemark instructions
Re-submittals: must update ENTIRE PDF discipline set that received Changemarks
Re-submittals may occur multiple times
NotePrivate Provider option available per FL Statute 553.791
NoteHomestead does NOT allow Plans Review Only — must be inspections only, or plans review AND inspections
NotePrivate Provider fee reduction: 10% for plans review + inspections, 5% for inspections only (building dept portion only)
NotePrivate Provider must be pre-registered with Miami-Dade County
NoteIf Private Provider terminated, City will NOT take over — must secure another Private Provider
NotePrivate Provider COI cert holder: 'City of Homestead Building Department, 100 Civic Court, Homestead, FL 33030'
Note40-year building recertification per MDC Section 8-11(f) — then every 10 years
NoteExempt from recertification: SFH, duplexes, buildings ≤10 occupant load AND ≤2,000 SF
NoteElectrical service 400A+ requires infrared thermography inspection report by certified thermographer
Note90 days to complete and submit inspection report from date of notice
NoteFailure to submit = Civil Violation Notice + referral to Unsafe Structures Unit
CARPORT
Homestead/MDC Municipal Permit Application — signed & notarized
Carports Checklist (Homestead-specific form on Forms page)
Product Approvals / NOAs for carport materials (HVHZ)
Engineering calculations
Site plan showing location, dimensions, setbacks
Contractor registered with BOTH MDC AND City of Homestead
Insurance certificate holder: CITY OF HOMESTEAD, 100 CIVIC COURT, HOMESTEAD, FL 33030
GARAGE
Garage Checklist (Homestead-specific form on Forms page)
Construction plans signed/sealed by FL design professional
Product Approvals / NOAs for all exterior materials (HVHZ)
Site plan showing setbacks, dimensions
Notice of Commencement — job value greater than $5,000
AWNING
Awnings and Canopies Checklist (Homestead-specific form on Forms page)
Product Approvals / NOAs for awning/canopy materials (HVHZ)
Engineering calculations for wind load
MOBILE HOME
Mobile Homes Checklist (Homestead-specific form on Forms page)
GotchaMoving a mobile home onto property BEFORE obtaining a permit = 100% penalty (double fee) per FBC 109.4
COMMERCIAL ADDITION
Commercial Additions Checklist (Homestead-specific form on Forms page)
Full construction plans signed/sealed by FL architect and/or engineer
Energy calculations
Structural calculations
GotchaMDC agency reviews (DERM, WASD, Fire, Impact Fees) submitted SEPARATELY
MULTIFAMILY
Multi-family Apartment Checklist (Homestead-specific form on Forms page)
Full construction plans signed/sealed by FL architect and engineer
All product approvals / NOAs (HVHZ)
Energy calculations, structural calculations
GotchaMDC agency reviews submitted SEPARATELY
NoteMay trigger 40-year recertification requirements for existing buildings
CHINESE DRYWALL
Chinese Drywall Checklist (Homestead-specific form on Forms page)
Remediation plan signed/sealed by FL engineer

Requirements change. Confirm the current checklist with the Homestead building department before you submit. See every permit type on the Homestead permit requirements page.

Homestead Building Permit Requirements

Check your building package.