Do I need a Notice of Commencement in Miami Beach?

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

What gets a building application rejected in Miami Beach?

Two submission methods exist (walkthrough in-person vs electronic) — once started with one method, CANNOT switch to the other mid-process. Expired license/insurance in CSS system places HOLD on ALL permits — no inspections or new permits until updated. MDC County approval often required BEFORE Miami Beach plan review is complete.

Miami Beach Building Permit Requirements (2026 Checklist)

Building Permit checklist for Miami Beach

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
GotchaTwo submission methods exist (walkthrough in-person vs electronic) — once started with one method, CANNOT switch to the other mid-process
In-person walkthrough: physical wet seal or embossed seal required; contractor-drawn plans signed/notarized, max $25K job value
Electronic: plans must be digitally signed/sealed with SHA-1 authentication codes; Signature Report with physical wet seal uploaded alongside
Plans must be single multi-page PDF per specialty discipline
Miami Beach Permit Application required — signed by BOTH property owner (or authorized rep) AND contractor/qualifier
Application includes BOA (Building Official Acknowledgment) + upfront processing fee (20% of total permit fee)
Cost Affidavit required for jobs over $5,000 (Miami Beach specific form, updated 10/17/2025)
NOCRequired when the direct contract is greater than $5,000 ($15,000 for repair or replacement of an existing HVAC system), per Fla. Stat. 713.135. Some older city forms list lower figures. Confirm timing with the building department.
NOC can be recorded by Miami Beach Records Management section OR at MDC County Recorder's office
Construction Parking Management Plan (CPMP) required for jobs >= $250,000 — OR Affidavit in Lieu of CPMP
Land Disturbing Activities Form required for jobs >= $250,000 ($144 review fee assessed)
Sediment and Erosion Control Affidavit required for jobs proposing land disturbing activities
Contractor registration via email to BuildingContractor@miamibeachfl.gov with all documents attached
State-certified contractors: LBTR (FL place of business) + WC + GL insurance per FL Admin Rule 61G4-15.003
MDC-licensed contractors: Certificate of Competency (CTQB) + MCTR for Miami Beach + WC + GL ($300K/$50K)
Insurance certificate holder MUST read: City of Miami Beach, Building Department, 1700 Convention Center Drive, 2nd Floor, Miami Beach, FL 33139
GotchaExpired license/insurance in CSS system places HOLD on ALL permits — no inspections or new permits until updated
Workers' Comp exemption: Notice to Owner form (Workers' Compensation Insurance Exemption) required
Plans signed & sealed by licensed FL professional (architect/engineer) with SHA-1 digital authentication
HVHZAll products must have valid Miami-Dade County NOAs (Notices of Acceptance)
Product approvals required for roofing, windows, doors, shutters, skylights, awnings, etc.
FBC 8th Edition (2023) applicable code
Condominium work: board approval letter on board letterhead, signed AND notarized
Owner's Affidavit for Tenant Permit required when tenant is doing the work
Owner-Builder Affidavit (Disclosure Statement per F.S. 489.103(c)) required for owner-builders
Owner-builder: may build/improve 1-2 family residence or commercial up to $75K; must provide direct onsite supervision
Plan review cycle: 7 business days typical, 15 business days maximum per cycle
Average 2 review cycles to permit issuance
All disciplines reviewed simultaneously
Pre-Submittal Meeting available: plans 75% complete + design professional must attend — reduces review time
Expedited Plan Review: after at least 1 completed review cycle; request Mon-Thu by 2pm to buildingadmin@miamibeachfl.gov; reviews conducted Sat/Sun only
3 Times Review Meeting required if plans fail review 3 times (dedicated form available)
Plan Routing Request Form for routing plans to additional review disciplines
GotchaMDC County approval often required BEFORE Miami Beach plan review is complete
Sequence: Apply for MB permit first → get process number → submit to MDC with copy of MB permit app
MDC DERM, WASD, Fire, Health, Impact fees may apply depending on project scope
MDC fee sheets required for electrical, plumbing, mechanical trades
GotchaArt Deco Historic District — properties may require Historic Preservation Board review before building permit
Planning & Zoning review may be required for alterations, additions, or changes affecting zoning compliance
FEMA 50% Rule applies — substantial improvement threshold for flood zone properties
Inspections Mon-Fri 8:30 AM - 3:30 PM; request/cancel/reschedule via CSS portal
Required at inspection site: approved plans + revisions (PRINTED), permit card, recorded NOC, visible address, OSHA ladder if needed
Inspection routes viewable at apps.miamibeachfl.gov/inspectionroutes
Inspector may wait 5-8 minutes; otherwise reschedule
Permit card MUST be posted outside — it's the law
Fee structure: 20% of permit fee charged upfront; remaining 80% charged after all reviews pass
Work without permit: $500 + double permit fee (1st offense); $1,000 + double (2nd); $2,000 + double (subsequent)
Fee schedule PDF: https://www.miamibeachfl.gov/wp-content/uploads/2025/10/Building-Department-Fee-Guide-2025.pdf
Phased Permits available per FBC Section 105.13 — requires pre-construction meeting with Building Official
Green Permits program available for qualifying projects
Building Code Violation Amnesty Program available
Permit Refunds: payable to property owner of record only
NoteKey Miami Beach forms include: Permit Application (w/ Cost Affidavit), CPMP, Affidavit in Lieu of CPMP, Construction Cost Affidavit, Owner-Builder Affidavit, Flooring Permit Affidavit, CO/CC Request Form, TCO/TCC Request and Extension Forms, Phased Permit Hold Harmless, Change of Architect/Engineer Form, Opinion of Title, Unity of Title (Corporate & Individual), Covenant in Lieu of Unity of Title, Sewer Allocation Letter, Plan Routing Request, Permit Review Waiver, Permit Cancellation Request, As-Built Signature Form, GC/Owner Pre-Construction Occupancy Agreements
General: BuildingInfo@miamibeachfl.gov or 305-673-7610
Homeowner help: homeownerbuild@miamibeachfl.gov
Contractor registration: BuildingContractor@miamibeachfl.gov
Admin/expedited review: buildingadmin@miamibeachfl.gov
Appointments: https://wb-miamibeachfl.qmatic.cloud/

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

Miami Beach Building Permit Requirements

Check your building package.