Permit Search
A Miami-Dade County permit search can help property owners, contractors, design professionals, buyers, and other interested users review permit activity, application progress, inspection records, fees, outstanding requirements, and related building records. This article explains which official county system to use, what identifying information to prepare, how permit numbers differ from process numbers, how to review inspections and plan status, and where to contact the appropriate county office when an online record does not answer the question.
Permit Search Options
Miami-Dade County operates several online systems for permit-related records. These systems do not all provide the same information. The correct starting point depends on whether the user needs a permit history, an application status, inspection results, an open-permit search, a certificate record, or copies of archived plans.
The primary Building Permit Selection Menu provides access to permit inquiries and inspection functions. It includes searches based on permit numbers, process numbers, property addresses, folio numbers, and contractor or qualifier numbers. This is generally the most useful system for reviewing building permit records associated with a specific property or permit.
The county’s Building Online Services page serves as a central directory for permit applications, public building records, plan processing, inspection services, code compliance records, contractor information, certificates, and other regulatory services. Users who are unsure which system applies to their situation can use that page to identify the appropriate county-operated service.
Information to Prepare
A permit search is more efficient when the user begins with the identifier required by the selected search function. The permit system does not use one universal search field for every type of record. Some inquiries require a permit number, while others require a process number, address, folio number, contractor number, or certificate number.
Depending on the purpose of the search, prepare one or more of the following:
The complete permit number shown on a permit card or county record.
The process number assigned to a permit application or plan submission.
The property’s complete street address in the county’s required address format.
The folio number associated with the parcel.
A contractor or qualifier number, including the required identifying prefix when applicable.
A Certificate of Use number, boiler certificate number, or fire municipal number for a related inspection search.
A certificate number or property address when reviewing Certificate of Occupancy or Completion information.
Enter identifiers exactly as they appear on official documents. Missing characters, incorrect prefixes, transposed numbers, and incomplete addresses can prevent the system from finding the correct record. Users searching by address should follow the address-format instructions provided by the permit system rather than entering informal abbreviations or partial location descriptions.
Permit and Process Numbers
A permit number and a process number identify different stages or records. Confusing them is one of the most common reasons a permit inquiry produces no result.
Permit Numbers
A permit number is used for many issued-permit functions. The Building Permit Selection Menu accepts permit numbers for permit history inquiries, inspection requests, inspection history, inspection holds, outstanding requirements, project status, master and subsidiary permit cross-references, and certain fire-related inquiries.
A permit number may also be needed to determine whether an inspection is scheduled, review inspection results, request an inspection, cancel an inspection, or apply for a permanent Certificate of Occupancy or Completion.
Process Numbers
A process number generally relates to an application or plan-processing record. Process numbers are used to review permit fees, application history, plan status, and certain permit-card printing functions. The county’s online information indicates that the Building Plans Processing Menu can be used for e-permit-generated process numbers, including process numbers beginning with “W” and submissions made without plans.
Users who need a permit card can access the county’s online permit print menu and enter the process number. The process number should be entered as assigned, without substituting a permit number or property address.
Cross-Reference Searches
The county provides cross-reference functions because a user may have one identifier but need another. The Building Permit Selection Menu includes a process-and-permit-number cross-reference that searches by address. It also includes a master-and-subsidiary-permit cross-reference based on a permit number.
These tools are useful when a project contains a master permit and one or more related trade or subsidiary permits. A single construction project may have separate records for building, electrical, plumbing, mechanical, roofing, or other regulated work. Reviewing only one permit may therefore provide an incomplete picture of the project.
Permit History Records
The Permit History Inquiry allows users to review information associated with a permit number. The available record should be read together with related inspection, hold, requirement, and project-status information when a fuller understanding of the permit is needed.
Permit history may show activity connected to a specific permit, but users should not assume that one permit represents all work performed at the property. Additional permits may appear under the property address, folio number, contractor, or master permit. Separate municipal or county approval records may also exist when a project requires reviews from multiple programs.
Open Permits by Address
The Open Master Permits search accepts a property address. This function is useful when the user does not know the permit number and wants to identify open master permits connected to a location. The address should be entered using the format required by the county system.
An address search may be particularly helpful during property research, renovation planning, or a review of older work. However, a search for open master permits is not the same as a complete search of every application, inspection, code case, certificate, or subsidiary permit. Users should select additional inquiry functions when the purpose requires more than an open-master-permit result.
Open Permits by Folio
The Open Permits by Folio function uses the property’s folio number. A folio search can help distinguish properties with similar street addresses and may be useful when the parcel identifier is already available from county property records or permit documents.
Enter the complete folio number associated with the parcel. A permit connected to another parcel, an incorrectly entered folio, or a permit recorded under a different jurisdiction may not appear in the result.
Application and Plan Status
Applications that require plan review can be searched through the county’s Electronic Permits and Reviews System. The portal accepts tracking, application, permit, and invoice numbers, including certain identifiers beginning with C, M, N, TREE, and UP.
The portal also provides an advanced search by address or folio number. According to the county, advanced search results are limited to applications that require plan review. Users looking for all permits or applications by address or folio should instead use the Building Permit Selection Menu.
Plan Review Records
The Electronic Permits and Reviews System is designed for plan-status and application-submittal functions. It covers building-related permit applications and plans processed through the Miami-Dade Permitting and Inspection Center or Overtown Transit Village. Supported submissions include new applications, plans, corrections, revisions, extensions, reissuances, subsidiary permits, change-of-contractor requests, and permit-exemption requests.
The portal also covers municipal building permit plan reviews that require county approvals, including reviews involving environmental, water and sewer, or fire programs. This distinction matters because a municipal building permit may still require separate Miami-Dade County review even when the municipality is the primary permitting authority.
Registered Account Benefits
A registered miamidade.gov account is not required for every public search, but registration provides additional application-management features. Registered users can access a My Applications page showing current and previous submissions, track submission status, pre-populate contact information, and submit reworks associated with a UP number.
Public search users should avoid assuming that an account dashboard is the only source of permit information. The public permit menu, inspection system, certificate search, and records library perform different functions and may be used without relying on one application list.
Inspection Requests and History
The permit menu provides separate choices for requesting inspections, canceling inspections, reviewing inspection history, checking inspection holds, and examining outstanding requirements. Each function requires the correct permit number, and an inspection request also requires the applicable three-digit inspection code.
The inspection code appears on the permit card under the required-inspections section or in the county’s inspection-code information. Users should select the code that corresponds to the work ready for inspection rather than choosing a general category based only on the trade name.
Contact Details for Virtual Inspections
Certain inspections may be conducted virtually. When submitting an inspection request, the requester must enter a contact name and telephone number. The assigned inspector will use that information to provide instructions about the inspection.
The contact number for a virtual inspection should belong to on-site personnel who can answer the inspector’s call and participate in the inspection. Entering an office number that is unattended at the inspection site may interfere with the virtual-inspection process.
Same-Day Cancellations
The option to cancel an inspection from the current day’s route is available only from 6 a.m. to 8 a.m. This is different from a general cancellation or rescheduling request. Users attempting to remove an inspection after that window should not assume that selecting another permit inquiry will cancel the routed inspection.
Cancellation requests should be made using the permit number associated with the scheduled inspection. Before submitting another inspection request, verify that the previous request was canceled or completed to reduce the risk of duplicate or conflicting entries.
Inspection Route Results
The county’s Inspection Routes and Results system accepts a permit number, Certificate of Use number, or boiler certificate number. The route display can show the assigned inspector and the inspections scheduled for the day, with the selected inspection highlighted in the route.
Inspection routes are reordered between 7 a.m. and 8:15 a.m. Users should verify the route order after that period. An inspection that cannot be found after the route-ordering period may not be scheduled for that day.
Inspections marked Bad Weather or Carry Over are automatically scheduled for the next business day’s inspection route. Users seeing one of those statuses generally do not need to submit a duplicate request solely to place the inspection on the next route.
Jobsite Access and Safety
By requesting an inspection, the permit holder or authorized agent acknowledges the required inspection and the inspector’s access to the property associated with the permit. County information also states that inspectors may conduct inspections while wearing body cameras and that inspections may be recorded.
For an inspection intended to close a permit involving exterior work where no work was reportedly performed, an inspector may enter the property’s curtilage even when the permit holder or contractor is absent. If the inspector confirms that no work occurred, the permit may be closed without another inspection or additional communication.
For roofing inspections, the jobsite should have an Occupational Safety and Health Administration-approved ladder available for the inspector. The inspection should not be requested until required access and jobsite conditions are ready.
Fees, Holds, and Requirements
A permit may have a recorded history while still carrying unpaid fees, inspection holds, outstanding requirements, or unresolved plan-review items. The permit menu separates these inquiries so users can review the specific issue affecting the project.
Permit Fees
The Permit Fees inquiry uses a process number. A user entering a permit number in that field may not retrieve the expected fee information. Verify whether the document or screen displays a process number before submitting the fee search.
Fire inspection fees use a separate fire inspection inquiry and payment function. Fees related to fire inspections, plan-review activities, and emergency vehicle zones may be paid online by credit card or check through the applicable county fire system.
Inspection Holds
The Permit Inspection Holds function uses a permit number. A hold may prevent or affect inspection activity even when the permit otherwise appears in the system. Users should review the hold result rather than relying only on the general permit-history screen.
Outstanding Requirements
The Permit Outstanding Requirements inquiry also uses a permit number. Outstanding requirements may be separate from inspection results, permit fees, or application-plan comments. A project may require action in more than one system before the permit can proceed or close.
Project Status
The Permit Project Status function provides another permit-number-based inquiry. This status should be considered alongside application history, inspection history, holds, fees, and outstanding requirements. A general project status does not replace the detailed information available through the separate inquiry options.
Contractor Permit Searches
The Contractor Permit Inquiry accepts a contractor or qualifier number beginning with the required C or T prefix. This search differs from a property-address search because it organizes permit information around the contractor or qualifier identifier.
The Building Online Services page also provides access to contractor licensing and complaint searches. The county database can be used to search for contractors licensed to perform building work in Miami-Dade County and to determine whether complaints have been filed against county contractors.
Contractor records and permit records should not be treated as interchangeable. A contractor inquiry may identify work associated with a contractor number, while an address, folio, process, or permit-number search may reveal records that are more directly connected to a specific property or application.
Certificates and Completion Records
Certificate of Occupancy and Certificate of Completion functions are provided through a separate county menu. The online certificate system allows users to apply for or print a permanent certificate using a permit number. Certificate data may be viewed with a certificate number or property address.
A certificate search is different from a permit-history search. A permit record may show construction or inspection activity, while the certificate system addresses the permanent Certificate of Occupancy or Completion record. Users researching whether a certificate exists should use the certificate menu rather than relying exclusively on a permit-status screen.
Archived Plans and Microfilm
Some research requires access to building plans rather than basic permit data. Miami-Dade County’s Microfilm and Plans Library provides appointments for users who need to view or obtain copies of building plans on file.
The Microfilm and Plans Library appointment system includes options to make an appointment, search online records, cancel an appointment, and retrieve images associated with a paid appointment.
Archived plans should not be confused with current electronic plan-review status. The Electronic Permits and Reviews System is used for active applications and submissions requiring plan review, while the Microfilm and Plans Library addresses plans already held in county records.
Jurisdiction and Record Scope
Miami-Dade County permit systems include county building records and certain county reviews connected to municipal projects. However, the correct permitting authority may depend on the property location, the type of work, and the regulatory program involved.
Projects processed through a municipality may still require Miami-Dade County approvals from programs such as environmental review, water and sewer review, or fire review. Conversely, an address search in a county building menu should not automatically be interpreted as a complete record of every municipal permit or approval affecting the property.
The county’s systems also separate building permits from other regulatory records. Environmental permits, tree-removal applications, coastal permits, freshwater-wetland permits, stormwater and dewatering permits, Certificates of Use, elevator records, Public Works permits, and fire inspections may be administered through different programs or portals.
Common Search Mistakes
Most search problems result from using the wrong system or entering an identifier that does not match the selected inquiry. Before concluding that no record exists, review the search type and confirm that the required information was entered in the correct field.
Entering a process number in a permit-number search.
Entering a permit number in a fee inquiry that requires a process number.
Using an address search for an application that is better identified by a tracking or application number.
Searching only the master permit and overlooking subsidiary permits.
Assuming plan-review advanced search includes permits that do not require plan review.
Using an incomplete folio number or an address format the system does not recognize.
Confusing inspection history with the current inspection route.
Submitting a duplicate inspection after a Bad Weather or Carry Over status.
Expecting a permit-history screen to provide certificate or archived-plan records.
Searching county records without considering whether a municipality issued the primary permit.
When multiple identifiers are available, begin with the permit or process number printed on the most recent official county document. Then use cross-reference, address, folio, inspection, and certificate searches as needed to connect related records.
Help With Permit Records
Online results may show the existence or status of a record without explaining a plan-review comment, inspection result, hold, fee, or correction requirement. Miami-Dade County provides MeetQ consultations for users who need clarification from staff.
MeetQ topics may include building, electrical, roofing, plumbing, mechanical, structural, zoning, impact fees, environmental review, health review, water and sewer plan review, and Public Works matters. Consultations are conducted by phone after registration through the county’s online system.
Design-professional appointment requests for building, electrical, roofing, mechanical, plumbing, structural, zoning, impact fees, and Public Works can be made on Friday for the following Monday. Requests for environmental core, environmental specialty, and Department of Health appointments can be made on Wednesday for the following day. Fire Engineering requests can be made on Monday or Wednesday for the next day.
Homeowners and small businesses needing permitting assistance may schedule appointments between 7:45 a.m. and 3:15 p.m., Monday through Friday. Users should bring or have available the permit number, process number, property address, folio number, and the specific comment or status that requires clarification.
Relevant Departments and Offices
Regulatory and Economic Resources
Stephen P. Clark Center
111 NW 1st Street, 11th Floor
Miami, FL 33128
305-375-2877
Permitting & Inspection Center Building Division, Permits - Building & Zoning
11805 SW 26 Street
Miami, FL 33175
786-315-2000
Board and Code Administration
Permitting & Inspection Center
11805 SW 26 Street
Miami, FL 33175
786-315-2509
Development Services & Zoning
Stephen P. Clark Center
111 NW 1st Street, 11th Floor
Miami, FL 33128
305-375-2800
Permit Search FAQs
How can I find an expired permit enforcement case?
An expired permit may appear in the building permit system, but enforcement activity is maintained separately. Use the official Miami-Dade County Building Online Services page and select the Building Support Case Search. This system covers building code enforcement cases in unincorporated Miami-Dade County and areas under the county’s regulatory jurisdiction. Search results may show a Notice of Violation involving an expired permit or work completed without a permit. Property owners who have received an eligible notice can also locate the county’s extension-request service from the same page.
Where can I search building recertification records?
The Electronic Permits and Reviews System includes a Building Recertification Record Search for qualifying buildings that are at least 25 years old and located within unincorporated Miami-Dade County. Open the Electronic Permits and Reviews System and choose the building recertification option rather than entering the property into the standard permit application search. A recertification record is maintained separately from ordinary construction permits, so it may not appear in a general permit-history result.
Can I search permits through Miami-Dade Open Data?
Miami-Dade County’s Open Data Hub provides access to publicly available datasets that may include permits, Certificates of Occupancy, maps, and related applications. It can be useful for reviewing multiple records, comparing permit activity across locations, or working with county data in a structured format. However, Open Data results should not replace the individual permit inquiry when current inspection holds, outstanding requirements, fees, or detailed application activity must be verified.
Why does a code case appear without a matching permit?
A code enforcement case and a building permit are separate county records. A violation may involve unpermitted work, an expired permit, or a condition that has not yet resulted in a permit application. Search the code case first to identify the cited issue, then use the official Building Permit Selection Menu to check for permits associated with the property address, folio number, or known permit identifier.