Common rejection reasons in Miami
58 documented. Our analysis checks your package against these.
1ALL permit applications are 100% DIGITAL via iBuild — NO paper applications accepted
2Plans must be uploaded through ePlan/ProjectDox — NOT submitted through iBuild directly
3Plans must be digitally signed and sealed — printed copies are NOT considered signed and sealed
4Standard naming convention REQUIRED for drawings and documents uploaded to ProjectDox
5Insurance certificates must be sent DIRECTLY from the insurance provider to eplanbuilding@miamigov.com — contractor cannot forward them
6Insurance certificate must name 'City of Miami Building Department' as certificate holder — NOT just 'City of Miami'
7DUAL REGISTRATION REQUIRED — must register with BOTH City of Miami (Ordinance 14279, FREE, 2-3 days) AND Miami-Dade County
8Contractor registration requires: State License (DBPR), Business Tax Receipt/Local Business Tax Receipt (LBT), Driver's License, EIN, Company info + Liability COI + Workers Comp COI
9Workers Comp COI that is part of Liability packet MUST ALSO come directly from insurance provider — not from contractor
10Work without permit penalty is 2x for Homestead properties but 4x for non-Homestead/commercial properties PLUS $110
11Application fee is $40 non-refundable on ALL permits
12Minimum permit fee is $110 regardless of construction cost or category
13Dry Run/Up-Front fee: $2.80 per $1,000 of estimated value — 80% credited only if permit is actually issued within 180 days
14Solar panel permit fees are WAIVED for both residential and commercial — but surcharges still apply
15NO new permits issued for non-homestead properties with ANY outstanding code violations, building violations, or city liens
16Permit Counter and ALL Building Department sections CLOSE DAILY 12:30 PM - 1:30 PM for lunch — plan accordingly
17Permit counter hours: 7:45 AM - 12:30 PM and 1:30 PM - 3:30 PM only
18Section Chief appointments available starting at 2:00 PM — schedule through receptionist in Corridor B
19NOC threshold: $5,000 general; $15,000 for A/C — higher than some other MDC cities
20NOC must be recorded at Miami-Dade County Clerk of Court and posted at job site
21Survey must be less than 180 DAYS old (6 months) — stricter than most cities that allow 1 year
22Walk-thru same-day reviews available for: fences, canopies, shutters, windows, pools, trusses, trellises, antennas, garage doors, driveways
23Permit completion requests up to $100,000 are now approved IMMEDIATELY online
24Concierge Permit Processor visits homeowner for qualifying residential permits — credit card ONLY — call 305-416-2000
25Homeowner's Express Review available — separate expedited residential program
26Joint Plan Review: $276 per discipline, max 2 hours each — commercial projects over 20,000 sq ft only
27Expedited overnight review: After 4:30 PM Mon-Fri; $350/discipline in-house or actual cost + 10% for outside source — commercial over 20,000 sq ft only
28DERM/WASD/Fire/Impact Fee reviews must be submitted to Miami-Dade County portal SEPARATELY — NOT through iBuild
29County-approved plans required before City can finalize certain permits
30MDC DERM Class I Permit required for ALL marine/coastal construction (dual permit situation)
31MDC DERM Class I applications submittable online as of December 1, 2025
32ALL of Miami-Dade is HVHZ — 175 mph minimum wind load
33Miami-Dade NOA (Notice of Acceptance) required for ALL exterior products — FL Product Approval alone is NOT sufficient
34HVHZ Uniform Roofing Application required for ALL re-roofs — FBC Chapter 15
35Historic districts require Certificate of Appropriateness (COA) from HEPB before building permit
36Archaeological Conservation Areas may require Certificate to Dig
37Miami 21 form-based zoning code — check property's transect zone before applying
3825-year milestone inspection required per Florida SB 4-D (reduced from 40 years) — 10-year recurring after that
392026 recertification notices sent January 7 — deadline April 7, 2026
40Affidavit of Compliance for Roof Decking required for all re-roofs
41Affidavit of Compliance for Roof-to-Wall connection required for all re-roofs
42Re-Nailing Affidavit required when re-nailing existing roof decking
43Roofing Owners Notification Considerations form available — inform homeowners of roofing considerations
44City provides Standard Detail drawings for Masonry, Metal, and Wood fences — use these to streamline review
45Fence permits can be done as walk-thru same-day review at the Building Department
46Re-inspection fee: $57 for ANY failed inspection including missing NOC at site, wrong address, incomplete work, missing plans, or no access
47Inspector routes are trackable online in real-time — enter permit number into Inspector Route tool
48Inspections can be scheduled via iBuild or by calling 305-416-1100 the day before
49Private Provider option: 1/3 credit on permit fee when using both plan review and inspections; 1/6 credit for only one service
50Legalization of unpermitted structures built BEFORE 2002: $250 + enforcement fee
51Legalization of unpermitted structures built AFTER 2002: DOUBLE permit fee + fine
52Tree permit may be required — standalone tree permit (no construction) or tree permit with new construction — check before applying
53Expired applications (180+ days from original date): $100 extension fee (residential) or $500 (commercial)
54Inactive applications (NAC): $1,500 reactivation fee for 6 additional months
55Permit extension: $100 one-time extension before expiration date
56Phased permits valid only 6 months — NO extensions — $1,500 fee
57After 2nd plan review: $56 per discipline for each additional revision
58Change of Architect, Engineer, or Contractor: $100 per change