Miami Beach Building Permit Requirements & Checklist 2026

Permit Types by Trade

Click any trade to expand. These are the 250 requirements we check.

General / Structural3

Building Permit — New Construction / Additions / Alterations

Submit via Civic Access (CSS) portal at www.mbselfservice.com OR in-person walkthrough for eligible types
Contractor must be registered with City of Miami Beach AND Miami-Dade County before any permit application
CSS account required — company name + license number format; qualifier name in separate field
+ 53 more checked during analysis

Demolition Permit

Submit via Civic Access (CSS) portal
Miami Beach Permit Application required
Total demolition may be processed as same-day/over-the-counter in some cases
NPDES (National Pollutant Discharge Elimination System) permit may be required
+ 6 more checked during analysis

Certificate of Occupancy / Certificate of Completion

CO/CC Request Form (updated 7/25/2025) must be submitted
TCO/TCC (Temporary CO/CC) Request Form (updated 7/22/2025) available for phased occupancy
TCO/TCC Extension Request Form (updated 7/22/2025) available for extensions
Final inspections from ALL disciplines must be approved before CO issuance
+ 6 more checked during analysis

Roofing1

Roofing Permit — Re-Roof / New Roof (HVHZ)

Submit via Civic Access (CSS) portal
Miami Beach Permit Application required
Roofing Permit Package (updated 12/24/2025) — comprehensive city-specific package
HVHZ: This is HVHZ territory — Miami-Dade County NOAs required for ALL roofing products
+ 21 more checked during analysis

Electrical3

Electrical Permit — Panel / Service / Trade

Submit via Civic Access (CSS) portal
Miami Beach Permit Application required — signed & notarized
MDC Electrical Fee Sheet required per MDC fee schedule
City + MDC Contractor Registration required (both mandatory)
+ 11 more checked during analysis

Solar Installation Permit

Submit via Civic Access (CSS) portal
Miami Beach Permit Application required
Plans signed & sealed showing solar panel layout, mounting details, electrical specifications
HVHZ: Product approvals (MDC NOAs) required for solar panels and mounting systems
+ 6 more checked during analysis

EV Charger Permit

Submit via Civic Access (CSS) portal
Miami Beach Permit Application required
Electrical sub-permit required
Product approvals for EVSE equipment
+ 3 more checked during analysis

Plumbing1

Plumbing Permit — General / Trade

Submit via Civic Access (CSS) portal
Miami Beach Permit Application required — signed & notarized
MDC Plumbing & Gas Fee Sheet required per MDC fee schedule
City + MDC Contractor Registration required (both mandatory)
+ 8 more checked during analysis

Mechanical / HVAC1

Mechanical Permit — HVAC / AC Replacement

Submit via Civic Access (CSS) portal
Miami Beach Permit Application required — signed & notarized
MDC Mechanical Fee Sheet required per MDC fee schedule
City + MDC Contractor Registration required (both mandatory)
+ 11 more checked during analysis

Windows & Doors1

Windows & Doors Permit

Submit via Civic Access (CSS) portal
Miami Beach Permit Application required
Window Door Notice (12/08/2022) — informational notice with city-specific requirements
HVHZ: ALL windows and doors MUST have valid MDC NOAs (Notices of Acceptance)
+ 7 more checked during analysis

Pool & Spa1

Pool / Spa Permit

Submit via Civic Access (CSS) portal
Miami Beach Permit Application required
Plans signed & sealed by licensed FL engineer required
HVHZ product approvals (MDC NOAs) required for pool barriers, fencing, equipment
+ 7 more checked during analysis

Fence & Driveway1

Fence Permit

Submit via Civic Access (CSS) portal
Miami Beach Permit Application required
Standard Masonry Fence Wall details available (revised 10/28/2021) — city-provided standard drawing
Standard Chain Link Fence details available (May 2018) — city-provided standard drawing
+ 6 more checked during analysis

Marine / Waterfront1

Dock / Seawall / Marine Construction Permit

BARRIER ISLAND — Miami Beach has extensive waterfront on Atlantic Ocean, Biscayne Bay, and Indian Creek
Submit via Civic Access (CSS) portal for city building permit component
Miami Beach Permit Application required for structural components
Signed & sealed engineering plans by licensed FL PE required
+ 8 more checked during analysis

Fire & Safety1

Fire System / Fire Alarm Permit

Submit via Civic Access (CSS) portal
Miami Beach Permit Application required
Fire Department Plan Review required — contact Tom Armstrong (TomArmstrong@miamibeachfl.gov)
Fire Department Inspections — contact Joseph Bacallao (JosephBacallao@miamibeachfl.gov)
+ 6 more checked during analysis

Signs1

Sign Permit

Submit via Civic Access (CSS) portal
Miami Beach Permit Application required
Plans signed & sealed by licensed professional as required
HVHZ: Product approvals for sign materials and mounting systems
+ 5 more checked during analysis

Business & Admin3

Private Provider Package

Private Provider Packet available (updated 4/04/2025) — comprehensive package
Private Provider Submittal Checklist (updated 4/4/2025) — required documents list
Private Provider Acknowledgement form (updated 10/02/2023)
Private Provider Notice to Building Official (updated 7/31/2025)
+ 8 more checked during analysis

Change of Contractor

New permit application required — select 'Change of Contractor' box in 'Permit Request' section
New Construction Cost Affidavit required with change of contractor application
New contractor must be registered with City of Miami Beach AND MDC
New contractor's insurance must be current in CSS system
+ 1 more checked during analysis

Special Event Permit

Special Event Permit Package (updated 2/12/2024) — comprehensive package
Temporary Structure Form (updated 10/2023) for tents, stages, etc.
Special Inspector Form (updated 1/08/2024) required
Special Inspector Notice for Special Events (updated 5/08/2023)
+ 1 more checked during analysis

Common Rejection Reasons

Top 8 reasons permits get rejected in Miami Beach.

NOC THRESHOLD DISCREPANCY — The permit application form (legal document, updated 10/17/2025) states NOC required for work exceeding $2,500. The building permits webpage says $5,000. The PERMIT APPLICATION is the controlling document. Use $2,500 to be safe. If building dept director clarifies, update accordingly.

SHA-1 AUTHENTICATION — Miami Beach is one of the ONLY cities requiring SHA-1 authentication codes on digitally signed/sealed plans. Plans without SHA-1 hash codes WILL BE REJECTED. Must include Signature Report with PHYSICAL WET SEAL uploaded alongside plans.

MASTER PERMIT RULE — Any project involving 2 or more trades (mechanical + electrical + plumbing, etc.) REQUIRES a Master Building Permit pulled by a General Contractor. Sub-permits for individual trades can only be obtained AFTER the master permit is issued. Subs cannot pull permits independently on multi-trade jobs.

MDC COUNTY APPROVAL SEQUENCE — Miami-Dade County approval is often required BEFORE Miami Beach plan review is complete. Applicant must FIRST apply for Miami Beach permit to get a process number, THEN submit to MDC with copy of Miami Beach permit application. Getting this sequence wrong causes weeks of delay.

INSURANCE CERT HOLDER EXACT WORDING — Must read exactly: 'City of Miami Beach, Building Department, 1700 Convention Center Drive, 2nd Floor, Miami Beach, FL 33139'. Any variation (missing '2nd Floor', wrong address format) will delay contractor registration.

MDC LICENSED CONTRACTORS — Need MCTR (Municipal Contractors Tax Receipt) specifically FOR MIAMI BEACH, not just the MDC Certificate of Competency. Two separate documents required. State-certified contractors do NOT need an MCTR — they need an LBTR instead.

CONDO PERMITS — Condominium unit work requires board approval letter on board letterhead, signed AND notarized. Without this, permit application is incomplete.

CPMP THRESHOLD — Construction Parking Management Plan required for ALL jobs valued at $250,000 or more. If not applicable, must submit the 'Affidavit in Lieu of CPMP' instead. Missing either one blocks permit issuance.

FAQ — Miami Beach

What documents do I need for a permit in Miami Beach?

For most permits: completed application, signed & sealed plans, site survey, product approvals (FL Product Approval numbers), energy calculations for HVAC, and Notice of Commencement if your job exceeds the local threshold. Our AI checks your package against all 250 Miami Beach-specific requirements and shows you exactly what's missing.

How do I submit a permit in Miami Beach?

Contact the Miami Beach Building Department for current procedures.

What are the most common reasons permits get rejected in Miami Beach?

Based on 17 documented gotchas: NOC THRESHOLD DISCREPANCY — The permit application form (legal document, updated 10/17/2025) states NOC required for wor... Our AI automatically flags all 17 known rejection triggers for Miami Beach before you submit.

What wind zone requirements apply in Miami Beach?

Miami Beach follows Florida Building Code wind requirements for Miami-Dade County. Check your specific wind speed zone with the building department or the FBC wind speed map.

Miami Beach Permit Requirements

Building Department