Building permits and zoning in Miami

Last checked Oct. 9, 2026. Sources: the City of Miami Office of Zoning, Building FAQs, Building Department directory, the iBuild page and the city’s meeting calendar.

Two City of Miami departments decide what you can build. The Office of Zoning applies Miami 21, the city’s zoning code: what can go where, how tall, how far from the property line. The Building Department reviews plans against the Florida Building Code, issues permits and inspects the work. Both are in the Miami Riverside Center downtown, one floor apart.

This page covers the City of Miami. Miami Beach, Coral Gables and unincorporated Miami-Dade have their own permit offices.

Who to call

• Building Department call center (permits, inspections): 305-416-1100; Building@miamigov.com
• Office of Zoning: 305-416-1495; miamizoning@miamigov.com
• Planning Department: 305-416-1400; planning@miamigov.com
• City services line: 311, or 305-468-5900
• Address: Miami Riverside Center, 444 SW Second Ave., Miami, FL 33130 (Zoning on the 2nd floor, Building on the 4th)
• Apply online: iBuild

Building permits: iBuild

The city’s FAQ is short on this point: “All building permits must be applied for electronically, in our iBuild portal.” You need an iBuild account first, set up with your name, an email address and a password.

In iBuild you can apply for a permit, add contractors, track the application, pay fees, print the approved permit, extend it and schedule inspections. Plans go through electronic review, and the Planning Department recommends a pre-application meeting for larger projects.

What else the city’s Building FAQs say:

• Most projects need a permit. The FAQ notes that the State of Florida requires one for most work. Start with the city’s guide to getting a permit.
• Fences need a permit at homes and businesses alike.
• Owner-builders: the city issues owner-builder permits for owner-occupied one-family and two-family homes, so you can do the work yourself without a contractor.
• Fees are on the building permit fee schedule.
• Expired permit? For jobs of $10,000 or less, you can extend it yourself in iBuild under Manage Permit.
• Inspections are required at every phase of the work; schedule one in iBuild.

The Building Department is open 7:30 a.m. to 3:30 p.m., the cashier until 4:30 p.m., according to its directory. The permit counter and inspection services are on the 4th floor.

Older buildings: 40-year recertification

If your building is more than 40 years old, Miami-Dade County’s code requires a recertification that it is safe to use and occupy. Notices for work without a permit, an unsafe structure or a missed recertification are handled through the city’s building violation page. An unsafe structure notice can be appealed within 10 days of the first notice.

Zoning: Miami 21

The Miami 21 zoning code sets the rules for every lot in the city. To see what applies to yours:

• Find your property’s zoning category
• Open the Miami Zoning Map or the city’s interactive mapping tool
• Order a zoning verification letter if a lender or buyer needs it in writing

The Office of Zoning handles the common requests:

• Certificate of Use for a business location: apply here.
• Waivers, warrants and administrative site plan reviews: Miami 21 permits filed with the office. Apply for a waiver.
• Exceptions: need a hearing before the Planning, Zoning and Appeals Board and may also need City Commission approval.
• Rezoning: new rezone applications are heard by the board twice a year, in March and September. The city advises starting at least six months before the hearing you want. Request a rezone.

Zoning is open 8 a.m. to 5 p.m. weekdays, but the city says all zoning functions close to the public at 2:30 p.m.

Meetings for the rest of 2026

From the city’s meeting calendar, where agendas are posted:

Property in a historic district or a designated historic site also goes through the Historic and Environmental Preservation Board under Chapter 23 of the city code.

What this means for you

• Open an iBuild account before you hire anyone; the permit will live there.
• Check your lot’s zoning before you buy or design, not after.
• Planning a rezoning? The board hears new ones only in March and September.
• Building over 40 years old? Recertification is on you as the owner.

Related: Miami property taxes, who to call at City Hall and moving to Miami.

Frequently asked questions

How do I get a building permit in Miami?

Create an account and apply in the city’s iBuild portal; the City of Miami takes building permit applications electronically only. Questions go to the Building Department call center at 305-416-1100.

Do I need a permit for a fence in Miami?

Yes. The City of Miami requires a fence permit for both residential and commercial properties.

How do I find my property’s zoning in Miami?

Use the city’s Miami Zoning Map or interactive mapping tool, or call the Office of Zoning at 305-416-1495. The city’s zoning code is Miami 21.

When does the Miami Planning, Zoning and Appeals Board meet?

Usually at 6:30 p.m. on Wednesdays. The rest of its 2026 meetings are Oct. 21, Nov. 4, Nov. 18, Dec. 2 and Dec. 16.

Can a homeowner pull their own permit in Miami?

Yes. The City of Miami issues owner-builder permits for owner-occupied one-family and two-family homes.