BUILDING SECTION

Where is the Building Section of the City of North Miami Community Planning & Development Department located?
12400 Northeast 8 Avenue
North Miami, Florida 33161

What are your hours of operation?

• Building Department Permit Counter: 8:30 a.m. to 3:00 p.m. M-F
• Building Permit Issuance Hours: 7:30 a.m. to 3:00 p.m. M-F
• Microfilm Processing and Permits on File: 8:30 a.m. to 3:00 p.m. M-F
• Plans Processing: 7:30 a.m. to 9:00 a.m. M-F

• Main Number - (305) 895-9820
• Inspection Requests - (305) 891-9308
• Fax - (305) 895-9822

Why do I need a permit?
It is not only the law to obtain a permit, but a permit ensures that the plans are drawn and the structure constructed in accordance with the Florida Building Code, and all other applicable codes and ordinances, thereby protecting the welfare of life and property.
The most common type of permits issued are as follows:

• Single Family Residence And Duplex
• One and two-story additions
• Minor repairs, remodeling and alterations
• Accessory structures such as sheds, gazebos, chickees
• Carports
• Pools and spas
• Fences and walls
• Decks (wood or concrete)
• Screened porch, patios, enclosures
• Awnings and canopy
• Rehabilitation of existing structures
• Commercial
• Minor repairs, remodeling and alterations less than $50,000 in value.
• Fences
• Interior and exterior signs
• Paving and drainage
• Landscaping
• Change of owner or contractor
• Awnings and canopies

What types of work needs a Building Permit?
Section 104 of the Florida Building Code states:

any owner, authorized agent, or contractor who desires to construct, enlarge, alter, repair, move, demolish, or change the occupancy or occupant content of a building or structure, or any outside area being used as part of the building’s designated occupancy (single or mixed) or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by the technical codes, or to cause any such work to be done, shall first make application to the building official and obtain the required permit for the work.

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Who may obtain the permit?
Contractors or homeowners, as long as they meet all of the requirements listed below

What are the requirements for owner builders?
PERMIT REQUIREMENTS FOR RESIDENTIAL PROJECTS OWNER-BUILDER

1. The owner must prove to the Building Official, or a designee, that he has the knowledge and ability to do the work.
2. Proof of ownership (warranty deed, closing statement, or Metro Dade County tax Bill).
3. An owner may apply for a permit, supervise and do the work in connection with the construction, maintenance, repair, alteration, and addition to a single-family or duplex residence for his own use, occupancy, and not intended for sale.
4. No more than one (1) permit shall be issued to an owner for the construction of a new single-family or duplex residence in any twenty-four (24) month period. Permits for alterations and additions, or plumbing, electrical, mechanical, or gas installations shall be issued only in connection with one single-family or duplex residence in any twenty-four (24) month period, although more than one permit may be issued for such work on the same single-family or duplex residence during that period.
5. The owner must come in person between the hours 7:30 AM and 9:00 AM.
6. The permit application and affidavit must be signed and notarized.
7. If there is a violation on the property:
   
   1. No building permit will be issued to a homeowner to cover illegal work.
   2. The work must be done by a general contractor or a specialty contractor licensed to do the work.
   3. Permits for all work must be obtained ( i.e. Building, Electrical, Mechanical, Plumbing, etc.).
   4. An architect’s or engineer’s report must be submitted certifying that the work was done in accordance with the Florida Building and Code and general construction practices.

What are the requirements for a contractor?
PERMIT REQUIREMENTS FOR RESIDENTIAL PROJECTS CONTRACTOR

Copies of the following:

1. State registration or certification.
2. Municipal contractor’s occupational license or certificate of registration.
3. Certificate of Competency.
4. Certificate of insurance:
   
   1. Liability with no less than $100,000 per accident or occurrence for bodily injury and $25,000 per accident for property damage.
   2. Must show name of insurer, type of policy issued, policy number, date of inception and expiration, type of insurance, and that no changes or cancellation of the insurance shall be effective without thirty (30) days written notice by registered or certified mail.
   3. Permits will be issued to contractors with an affidavit of authorization from the owner on all buildings (Form available at the Permit Counter).
   
   

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How long does it take to get a permit?
The time to get a permit issued varies. Some permits can be issued the same day, over-the-counter and others require that the plans be left for review.

What is an inspection?
Once a permit has been issued and work has begun, inspections are performed by the City's inspectors at intervals designated by the Florida Building Code. Simply stated, an inspections is required prior to concealing any part of the construction. The building permit that is issued will indicate the types of work that requires inspections and when to call for one. This permit must be displayed on the job site. The contractor should call the Building Section of the Community Planning & Development Department when the stage of work indicated on the building permit has been completed.
Failure to comply with the inspection requirements could result in a request to dismantle any work done beyond the inspection stage.

What if I have a permit and do not call for inspections?
Permits expire after 180 days if no required inspections have been approved. In order for a project to be complete, it must pass final inspections. In some cases, a Certificate of Completion or a Certificate of Occupancy may also be required. If a permit expires before final inspections, it becomes null and void, and the project is in violation of the Code. If this is your case, please call our office, we’ll help you activate the permit with as little inconvenience as possible. Our interest is in seeing the project completed, including all final inspections and the protection of life and property.

How can I find out if my property has had permits issued that have not been finalized?
You can call the Building Section of the Community Planning & Development Department in order to find out if permits have been issued that have not been finalized.

What if I am not the original owner of my home, but I am aware that work has been performed without permits or with permits that are lacking required mandatory inspections. Who is responsible for bringing the property into compliance?
The current owner of the property is ultimately responsible for bringing the property into compliance. If permits were issued to a licensed contractor but mandatory inspections were not obtained, you should contact the contractor and request that he or she renew the permit.

What do I do to transfer the permit to a new contractor or to myself as the owner-builder?
You will need to complete a Change of Contractor Form authorizing a new contractor to complete the work or requesting to complete the work as an Owner-Builder.

If the new contractor will complete the work, he will need to submit a Building Application, a Owner's Affidavit, a Change of Contractor Form and a letter from you the owner stating you paid original permit fees or the previous contractor stating previous permit fee were paid by the owner.

If you plan to do the work as an Owner-Builder you will need to complete a Building Work Permit Application, a Owner's Affidavit/Hold Harmless letter, a Change of Contractor Form and a letter from you the owner stating you paid original permit fees or the previous contractor stating previous permit fee were paid by the owner. You will be given a verbal test to insure you have the experience and knowledge of the Florida Building Code required to perform the work.

What if one of the outstanding requirements under the permit was not required or not performed? For example, an electrical upgrade was shown on the original plans, however, it was nor performed.
In order to delete a portion of the work from the original permit the contractor (or owner-builder) will need to visit the Building Section of the Community Planning & Development Department during the designated processing hours with a revised set of plans.

When Is a Certificate of Occupancy (C.O.) Required ?
A Certificate of Occupancy (C.O.) is required for all new construction, additions or when a change of use is desired.

When is a Certificate of Occupancy (C.O.) Issued ?
A Certificate of Occupancy (C.O.) can be issued by the Department after all applicable final inspections are approved, all required documents are filed with the Building Section of the Community Planning & Development Department and all applicable fees are paid.

When is a Certificate of Completion (C.C.) Required ?
A Certificate of Completion (C.C.) Is required for all substantial remodeling, renovations and rehabilitations without any change in use.

When is a Certificate of Completion (C.C.) Issued ?
A Certificate of Completion (C.C.) can be issued after all applicable final inspections are approved, all required documents are filed with the Building Section of the Community Planning & Development Department and all applicable fees are paid.