Do I need a Notice of Commencement in North Miami?

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

What gets a building application rejected in North Miami?

Application is CITY-SPECIFIC — NOT Broward County Uniform App, NOT Miami-Dade County form. Additions and new construction are NOT eligible for digital submittal — must apply IN-PERSON at 12340 NE 8th Ave, North Miami FL 33161. Owner-builder is NOT eligible for digital submittal.

North Miami Building Permit Requirements (2026 Checklist)

Building Permit checklist for North Miami

City of North Miami Building Permit Application — signed AND notarized by BOTH property owner AND contractor qualifier
GotchaApplication is CITY-SPECIFIC — NOT Broward County Uniform App, NOT Miami-Dade County form
Submit via E-Services Portal (https://eportal.northmiamifl.gov/) for eligible scopes only: stand-alone electrical, stand-alone plumbing, windows/doors, residential/commercial roofs, small interior renovations
GotchaAdditions and new construction are NOT eligible for digital submittal — must apply IN-PERSON at 12340 NE 8th Ave, North Miami FL 33161
GotchaOwner-builder is NOT eligible for digital submittal
Upon receipt of online application, a LINK is sent via email to upload documents — city will NOT accept documents from any other links
All uploaded documents must be in PDF format and clearly labeled
Building Cost Affidavit — estimated value based on actual cost including profit and overhead
GotchaBuilding Official may use R.S. Means to verify if estimate deemed low — will require detailed itemized estimate
Proof of Ownership: Recorded warranty deed
Contractor's State of Florida License
Business Tax Receipt (Miami-Dade County issued)
Certificate of Liability Insurance — must be valid for minimum of 6 months
Workers' Compensation Insurance or valid Florida exemption
City of North Miami Contractor Registration — must be registered with city
Miami-Dade County Contractor Registration — ALSO required (double registration)
2 sets of signed and sealed Plans and Specifications by FL licensed architect or engineer
Plans must include: site plan, floor plan, elevation drawings, finished floor elevations, wall sections, structural design, electrical, plumbing, mechanical, fire protection, and roof framing
GotchaIf ANY specialty plan is missing from original submittal, a building permit will NOT be issued (per Addition Checklist)
NAME OF ARCHITECT OR ENGINEER AND PHONE NUMBER must appear on plans
2 copies of all applicable product approvals (Miami-Dade NOA in HVHZ)
Current signed and sealed Survey — 2 copies
GotchaSurvey Affidavit required if survey is older than 1 year
Miami-Dade DERM approval required for additions, pools, docks, sewer/water connections
Miami-Dade WASD approval required for sewer work
Miami-Dade Impact Fee approval when applicable
Florida Department of Health approval for septic tank work
Notice of Commencement (NOC) — required for job value greater than $5,000 (general) or if obtaining financing
NOC recorded at Miami-Dade County Clerk of Court, 44 West Flagler St, 8th Floor, Miami FL 33130
NOC must be posted at job site per Florida Statute 713.135
City has its own NOC form on Forms & Permits page
Owner Builder Affidavit and Disclosure Statement Form — if owner doing work without contractor
NoteOwner-builder must appear IN-PERSON — not eligible for digital submittal
Upfront Fee: 0.5% of Estimated Construction Cost (min $40 per discipline) — credited toward permit fee at issuance
Base Permit Fee: Residential existing building — 2.5% (Tier 1: $0-$999K), 2.0% (Tier 2: $1M-$5M), 1.75% (Tier 3: >$5M)
Base Permit Fee: Commercial — 2.75% (Tier 1: $0-$9.99M), 2.5% (Tier 2: $10M-$39.99M), 2.25% (Tier 3: $40M-$99.99M), 2.0% (Tier 4: >$100M)
Minimum Base Permit Fee: $102
GotchaWork without permit = $110 penalty + DOUBLE the base permit fee + Code Enforcement fines
Surcharges: MDC BCCO ($0.60 per $1,000 ECC) + DBPR 1.5% + BCAI 1.5% + NM Training & Technology Fee ($6 for ECC $0-$10K; 0.06% over $10K)
Early Start Request Application available — $200 fee — allows preliminary work before full permit issuance in qualifying circumstances
Dry-Run Review: $800 residential / $1,000 commercial — one-time plan review cycle before county approvals (optional, NOT credited toward permit fee)
Expedited Review: $800 residential / $1,000 commercial + $107/hr — subject to reviewer availability
Private Provider: 10% discount (plan review OR inspection only); 15% discount (both plan review AND inspection)
Permit valid 180 days — expires if work not commenced or if suspended/abandoned for 180 days
Renewal of Expired Permit: $89 per trade; PLUS 50% of original base permit fee if expired >6 months, whichever is greater
Permit Extension (prior to expiration): $89 — must submit written request to Building Official for 90-day extension
GotchaIf application approved but not picked up within 180 days, application cancelled — must reapply with new application, NO refund
Inspection requests via: inspect@northmiamifl.gov or online form
Re-inspection fee: $89 per trade per occurrence (if work not ready, corrections not made, no docs on-site, no access)
GotchaPayment of re-inspection fee required BEFORE any future inspection can be scheduled
Overtime/after-hours/weekend inspections: $107/hr, 4-hour minimum — must be paid at least 1 business day in advance
GotchaCannot have ANY outstanding building violations on property — application will NOT be approved
GotchaPermit does NOT relieve property owner from obtaining HOA approval — must obtain prior to starting work
Construction hours: No loud noise 8 PM to 7 AM; no special equipment 5 PM to 7 AM weekdays or 5 PM to 9 AM Sundays
Construction Hours Waiver available via online form on city website
NoteNorth Miami is in the High Velocity Hurricane Zone (HVHZ) — ALL products must have Miami-Dade County NOA or Florida Product Approval
All roofing, windows, doors, shutters, impact products must carry valid NOA
30-year recertification enforced (2025 guidelines — structural AND electrical separate reports)
Recertification fee: $395 per building + $388 late penalty if submitted late
Reports must be by FL-licensed engineer or architect
Also: Parking lot guardrails and illumination recertification for commercial
NM Threshold Building Affidavit — city-specific form for threshold buildings (>3 stories or >50 ft, or assembly >5,000 sqft with >500 occupants)
Special Inspector Form — required for threshold buildings; inspections IN ADDITION to mandatory city inspections
Fire-Rated Joint Penetration Affidavit — required when work involves penetrations through fire-rated assemblies
Change of Architect/Engineer Hold Harmless — city-specific form when changing design professional
Application for Temporary Certificates of Completion or Occupancy — city-specific form
NoteCommunity Planning & Development: 305-893-6511
NoteDRC meetings: 2nd and 4th Thursday, 2:00 PM
NotePre-application meeting REQUIRED for DRC items; applications by appointment only, 1 week before DRC
Shadow Study required if project adjacent to R-1/R-2 properties
View Study required if project adjacent to R-1/R-2 properties
Boundary survey with contours at max 2-foot intervals for planning submissions

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

North Miami Building Permit Requirements

Check your building package.