Permits, plans and design in Miami
Remodels, additions, restaurant build-outs and open-permit closures — we design, draw and manage your permit through the City of Miami's iBuild portal or Miami-Dade County, in English or Spanish.
What's different about permitting in Miami
Miami is one of the most demanding permitting environments in Florida. These are the local factors we manage for you.
iBuild electronic permitting
The City of Miami runs permits through its iBuild online portal — digital submissions, electronic plan review and online inspections. We prepare, upload and track everything so comments get answered fast.
High-Velocity Hurricane Zone (HVHZ)
All of Miami-Dade is in the HVHZ: windows, doors, roofing and shutters need Miami-Dade NOAs or Florida Product Approval. We specify compliant products on your plans from the start.
Open and expired permits
Buying or selling in Miami often surfaces open or expired permits from past work. We research the history, complete the missing inspections or plans and close them out with the city.
Miami 21 zoning code
Miami's form-based zoning code (Miami 21) governs setbacks, lot coverage and use for every property. We verify what your transect zone allows before designing, so your project is approvable from day one.
Official permit portals
You can check permit status yourself — or let us handle every submission, comment and inspection for you.
Construction permit guide for Miami
Read our in-depth Spanish-language guide covering costs, timelines and requirements step by step.
Everything your project needs, under one roof
Design, plans, renders, permits and HOA approvals — one bilingual team for residential and commercial projects in Miami.
PERMIT MANAGEMENT
Applications, revisions, open or expired permits and code violations handled end to end.
CONSTRUCTION PLANS
Permit-ready drawings for additions, remodels, pools, fences, roofs and more.
ARCHITECTURAL DESIGN
Residential and commercial design from concept to permit-ready documents.
3D VISUALIZATION
Photorealistic renders so you can see your project before it is built.
HOA & ARC APPROVALS
Complete application packages and board follow-up for community approvals.
LEGALIZATION OF UNPERMITTED WORK
We prepare the plans and permits needed to bring existing work up to code.
Permit questions we hear in Miami
Is my property under the City of Miami or Miami-Dade County?
Miami addresses can fall under the City of Miami, unincorporated Miami-Dade, or another municipality entirely — and the permitting process differs for each. We confirm the jurisdiction from the folio before preparing anything.
What is the 40/50-year recertification in Miami?
Miami-Dade requires milestone structural and electrical recertification of older buildings. If your building is due, a licensed professional inspects it and files a report; any required repairs then need their own permits.
How do I close an open or expired permit in Miami?
An open permit needs its remaining inspections completed — sometimes with updated plans or an engineer's certification if the original contractor is gone. Open permits surface in title searches and can hold up a sale, so it pays to close them early.
Do HVHZ product approvals apply in Miami?
Yes. Windows, doors, shutters and roofing in all of Miami-Dade need Miami-Dade NOAs. Plans that specify approved products up front avoid the most common review comments.
Your permit partner in Miami
From Miami 21 zoning checks to HVHZ product approvals and open-permit closures, we handle the details that make Miami permits complicated — so you don't have to.
- One firm from design to approved permit
- Bilingual team — every step in English or Spanish
- Direct communication with the building department
- Complete, code-compliant submissions the first time