Miami Beach, FL Permit Requirements: Renovation Permits (2026)

Miami-Dade County requires building permits for renovations involving structural modifications, electrical system changes, plumbing work, mechanical (HVAC) installation, roofing, and window/door replacements. The South Florida Building Code applies the strictest wind standards in the continental US (185 mph design wind speed), which affects all structural modifications — wall removal, additions, roof modifications, and window/door changes must maintain the building's hurricane resistance. Impact-rated windows and doors are required for new openings. Roof replacements require permits and must meet current wind uplift standards. Cosmetic work — painting, flooring, cabinet replacement — is generally exempt. Electrical panel upgrades, rewiring, and new circuits require electrical permits. Plumbing changes require plumbing permits. HVAC installation or replacement requires mechanical permits. The county's online permitting portal at miamidade.gov accepts applications. Standardized forms became required August 5, 2024. The revised fee schedule took effect October 1, 2025 — the first increase in over 17 years. Homeowners may perform some work on their own property under Florida's homeowner exemption but must still obtain permits.