Where do I submit a permit application in Kendall?

Yellow Form - signed and notarized.

Do I need a Notice of Commencement in Kendall?

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 Kendall building department whether it is due at application or before the first inspection.

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

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

What gets a building application rejected in Kendall?

Separate permits required for each trade (electrical, plumbing, mechanical, roofing, windows, shutters) — all MEP subsidiary permits applied for AFTER master permit issuance. Plans NOT reviewed until upfront processing fees are PAID — don't submit plans without paying first. If state license, MDC county license NOT required — state supersedes county; but must still register.

Kendall Building Permit Requirements (2026 Checklist)

Building Permit checklist for Kendall

CRITICAL: Kendall is UNINCORPORATED Miami-Dade County — all permits through MDC Permitting and Inspection Center (PIC), 11805 SW 26th Street, Miami, FL 33175
Property folio MUST start with '30' — verify at Property Appraiser before applying; if folio does not start with '30', property is in an incorporated municipality
Portal: EPS Portal — https://www.miamidade.gov/Apps/RER/EPSPortal
Phone: 786-315-2100 (Permit Records) | 786-315-2000 (General) | Email: permitrecords@miamidade.gov
Building Official: Edward A. Rojas
Miami-Dade County Building Permit Application (Yellow Form) — must use latest version; outdated forms NOT accepted
Application MUST be signed AND notarized — unnotarized = automatic rejection
Applicant must certify they are NOT a named violator with unpaid penalties or liens
GotchaSeparate permits required for each trade (electrical, plumbing, mechanical, roofing, windows, shutters) — all MEP subsidiary permits applied for AFTER master permit issuance
'Dry Run' hold applied if no contractor named at submittal — plans reviewed but permit NOT issued until contractor assigned via updated application
Plans must be digitally signed and sealed by Florida-licensed PE or architect
Submit via EPS Portal (GoldKey) — paper submissions incur conversion fee + extra processing time
GotchaPlans NOT reviewed until upfront processing fees are PAID — don't submit plans without paying first
Plan review: 24 hours to 10 business days for initial review; same timeframe for reworks
Check plan reviewer comments by entering process number in Portal → click 'D' or 'P' under Current Disposition
MDC Contractor Registration required — state-certified contractors undergo voluntary registration process (license verification, driver's license copy, GL + WC insurance)
Miami-Dade County Certificate of Competency required for county-licensed contractors
Insurance certificate holder: Miami-Dade County (UNINCORPORATED — no separate city name needed)
GL insurance minimum: $300,000 per occurrence for bodily injury, $50,000 per occurrence for property damage
Workers' Compensation insurance or FL WC Exemption Card required
GotchaIf state license, MDC county license NOT required — state supersedes county; but must still register
16 hours continuing education required for license renewal
Notice of Commencement required for job value ≥ $5,000 (≥ $15,000 for AC/HVAC)
NOC must be signed by OWNER (not agent) — recorded at Miami-Dade County Recorder's Office, 22 NW 1st Street
NOC must be recorded within 90 days before starting work and posted at job site
GotchaIf you have a lender, lender may handle NOC recording — verify with lender or attorney
HVHZ (High Velocity Hurricane Zone): ALL of Miami-Dade County is HVHZ — strictest wind-load requirements in continental US
Miami-Dade Product Approval (NOA) required for ALL exterior products — Florida Product Approval alone is NOT sufficient
Verify NOA at: Product Control Search on miamidade.gov — must cover specific wind zone AND building height
Code edition: Florida Building Code 8th Edition (2023)
Fee schedule revised effective October 1, 2025 (first increase in 17+ years)
Residential permits: 0.5% of projected construction cost
Commercial permits: 1% of cost up to $30M, then 0.5% above $30M; minimum $110
Trade permits (electrical, mechanical, plumbing): start at $166.63 each
Projects under $2,500: flat fee of $45
Certificate of Occupancy: $105 per unit
Energy conservation surcharge: 11 cents per square foot
Radon surcharge (F.S. 468.631): 3% added to building, MEP permits
GotchaWork without permit = 100% penalty — DOUBLE the original fee, strictly enforced
Multi-agency review: Building, Structural, Electrical, Mechanical, Plumbing, Zoning, DERM, Fire Rescue, Impact Fees, Public Works, WASD, DOH
NoteFor unincorporated MDC, ALL reviews at county level (same agency) — NO dual submission required
DERM approval required BEFORE building permit for: new buildings, commercial additions, commercial interior alterations, commercial re-roofs, commercial pools, land clearing, demolition
DERM Flood Elevation Certificate: submit IN PERSON at DERM Counter — original, in color — processed within 48 hours
Impact Fees: Road, Fire/EMS, Police, Parks, Educational Facilities — reviewed by Development Services Division
Permits expire after 180 days without an approved inspection
Extended by each approved inspection (resets the 180-day clock)
Extension request can be submitted via Portal
Expired permit: email permitrecords@miamidade.gov; may need renewal, new permit, or expired permit check ($72 + 7.5% surcharge)
Pre-1998 expired permits require expired permit check inspection to verify scope for that year's FBC/NEC
Hold Harmless Letter required — signed by property owner, notarized
If change is for subsidiary permit, general contractor must also sign
10-day waiting period before change becomes effective
Original contractor must submit surrender letter with permit number, address, and explanation
Schedule/cancel/track inspections via E-Permitting Menu online
Track inspection day-of via Routes & Results page using permit number
MeetQ: register online to discuss inspection results or resolve issues with Inspection Supervisors
GotchaPlumbing and electrical covered without inspection approval = must be exposed for re-inspection at contractor's cost
Private Provider option available per FL Statute 553.791(6)
Standardized Private Provider forms effective August 5, 2024 for unincorporated MDC
65% fee reduction for Private Provider portion
NoteAlready-issued permits may continue using proprietary forms
Owner-builder must reside at property with valid FL driver's license matching property address
Additional form required for owner-builder permits (all permit categories)
Warranty deed and homestead exemption may be required
GotchaOwner-builder cannot sell or rent property within 1 year of completion without disclosure
Properties in flood zones: DERM Flood Elevation Certificate required — IN PERSON at DERM Counter, original, in color
Flood review and inspections available via MeetQ (DERM queue)
Substantial improvement threshold: 50% of market value triggers full flood compliance
Milestone inspection (formerly 40-year recertification): 25 years after CO, then every 10 years
Submit recertification via Building Recertification portal in EPS
Must be performed by Florida-registered engineer or architect
Non-compliance = code enforcement action
Noise ordinance: No construction noise near residences 8 PM – 7 AM; Temporary Waiver available with active permit
Permit exemptions: painting/wallpaper interior, ceiling fan in existing outlet, portable playground equipment, floor resurfacing
NoteConsultation available via MeetQ for: Roofing, MEP, DERM, WASD, Zoning, Fire Rescue
NoteFree Homeowner & Small Business Permitting Assistance — 786-315-2388 or CHAT@miamidade.gov

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

Kendall Building Permit Requirements

Check your building package.