Common rejection reasons in Kendall
41 documented. Our analysis checks your package against these.
1CRITICAL: Kendall is UNINCORPORATED Miami-Dade — permits through County PIC office, NOT a city building department
2Property folio numbers MUST start with '30' — if not, property is in an incorporated municipality with its own building dept
3Insurance certificate holder: 'Miami-Dade County' — there is NO separate city to name as cert holder
4Yellow Form (Building Permit Application) MUST be signed AND notarized — unnotarized applications rejected
5Applicant must certify they are NOT a named violator with unpaid penalties or liens — false certification = criminal offense
6OUTDATED FORMS REJECTED: Must use latest version of official application forms — check miamidade.gov before submitting
7Miami-Dade NOA required for ALL exterior products — Florida Product Approval alone is NOT sufficient in HVHZ
8DERM approval required BEFORE building permit for: new buildings, commercial additions, commercial interior alterations, commercial re-roofs, commercial pools, land clearing, demolition
9Work without permit = 100% penalty (DOUBLE the original fee) — strictly enforced with no exceptions
10Plans NOT reviewed until upfront fees are PAID — submitting plans without payment = processing delay
11Paper plan submissions = conversion fee + extra processing time — digital via Portal strongly preferred
12NOC threshold: $5,000 general / $15,000 for AC — must be signed by OWNER (not agent), recorded at Clerk of Court, posted at job site
13E-Permitting (no plan review trade permits) available 2 AM – 5 PM ONLY, 7 days/week — system offline outside these hours
14Separate permits required for EACH trade (electrical, plumbing, mechanical, roofing, windows, shutters) — not bundled under master permit until issued
15All MEP subsidiary permits applied for AFTER master permit issuance — not simultaneously
16Fee schedule revised October 1, 2025 — first increase in 17+ years — old fee calculations will be WRONG
17Permit fee sheets (electrical, mechanical, plumbing) MUST be submitted as part of application — missing fee sheet = rejection
18Residential fee: 0.5% of projected construction cost; Commercial: 1% up to $30M then 0.5% above; Trade permits start at $166.63
19Permits expire after 180 days without an approved inspection — no automatic extensions
20Expired permit cancellation fee: $72 + 7.5% surcharge — and must have adult present for inspection
21Change of contractor requires notarized Hold Harmless Letter + 10-day waiting period
22Refunds NOT granted on: permits $130 or less, expired permits, permits where work commenced, revoked permits, or change of contractor situations
23Building recertification: 25 years after CO (milestone inspection), then every 10 years — non-compliance = code enforcement action
24Structural glazing recertification: 5 years from year built, then every 5 years for threshold buildings
25Water submeter amendment (Sept 2023): required for ALL multi-family dwelling units with master meter — new construction and alterations replacing >50% of supply lines
26Private Provider standardized forms effective Aug 5, 2024 — proprietary forms NO LONGER accepted for new applications in unincorporated MDC
27Pre-approved fence detail since May 2024 — MUST agree to abide by MDC standard detail for streamlined residential fence permits
28ADU requires renewable Certificate of Use (CU) — only the property OWNER can obtain it; must be renewed annually
29Asbestos survey REQUIRED for ALL demolition projects — Notice of Demolition must be submitted 10 working days (14 calendar days) BEFORE start
30DERM Flood Elevation Certificate must be submitted IN PERSON at DERM Counter — original, in color — processed within 48 hours
31Noise ordinance: No construction noise near residences 8 PM – 7 AM — violation = citation; Temporary Waiver requires active building permit
32Pool permit cannot be issued without SIMULTANEOUS safety barrier permit (or written owner certification that pool won't be filled until barrier approved)
33Pool safety barrier minimum 48 inches (4 feet) high — gates must be self-closing, self-latching, spring-lock type
34Public/commercial pools require FL DOH Operating Permit BEFORE Certificate of Occupancy — DOH at 1725 NW 167th St, Miami 33056, 305-623-3500
35MeetQ system: DERM appointments for consultations can only be made on WEDNESDAY for the following day
36Fire Engineering MeetQ appointments: only made on Wednesday for next day
37Single agency advantage: For unincorporated MDC, all reviews (DERM, WASD, Fire, Impact Fees) at county level — NO dual submission — BUT incorporated cities must submit to both city AND county separately
38Roofing E-Permits: qualifying roofing contractors in unincorporated MDC (folio '30') can obtain residential roofing permits online — but must follow E-Permitting guidelines exactly
39Solar PV on roofs: separate re-installation affidavit required if existing solar present during re-roof
40Class I permits (docks/seawalls/mangrove): submittable online since Dec 1, 2025 — DERM permit, not building permit
41Green Building Expedited Review: LEED/FGBC projects $50K+ — 15% refund available for permits not requiring rework (request within 180 days)