The typical permit process consists of a four-step process; Application, Plan Review, Permit Issuance and Inspections. New construction and major remodeling require an additional step at the end; Certificate of Occupancy.
Permit revisions allow for a plan that was approved by the city to be changed or modified before the permit has called for final inspection. When you make changes to the approved work during construction, you must first get approval. The reviewer may approve changes for work that does not reduce the structure’s strength or cause fire and life safety issues. A building permit revision allows you to submit plan changes to an issued construction, demolition, mechanical, or site work permit.
Permits that have not received the final building inspection approvals and are now expired. A permit remains valid as long as work begins within 180 days from the date issued and continues in a substantial manner until completion of the job. A permit will expire if work does not start within 180 days or if work starts and then stops or is abandoned for 90 days. When getting a permit issued you are given a date that needs to show the last inspection being finalized by expiration date.
When building permits are issued, they include a built-in expiration date, governed by the Building Code. Permit renewals are issued on expired permits.
Unfinished permits that are nearing the expiration date may be granted an extension so the project can be completed and finaled. A permit extension can be requested for an unexpired permit – a permit that has not met its expiration date listed on the permit or a permit that has had ongoing work and demonstrates that the permit is being pursued.
When a licensed contractor is doing the work, the contractor must register. This allows the The City or Municipality verify that the contractor has the appropriate state and local licenses before the permit is issued. The following are the requirements for registration.
STATE LICENSED :• Copy of State License; • Certificate of liability insurance (City of __________ as certificate holder); • Certificate of Workman’s Compensation (City of _________ as certificate holder) or Workman’s Compensation exemption card and Driver’s License; • Local Business Tax from where your business is located in Florida; • Copy of qualifier’s Driver’s License; and • Telephone, Fax and E-mail address required. COUNTY LICENSED :• Certificate of Competency; • State of Florida license registration; • Certificate of liability insurance (City of ______________ as certificate holder); • Certificate of Workman’s Compensation (City of _______________ as certificate holder) or Workman’s Compensation exemption card and Driver’s License; • Local Business Tax from Miami-Dade County; • Municipal Contractor’s tax Receipt from Miami-Dade County; • Copy of qualifier’s Driver’s License; and • Telephone, Fax and E-mail address required.
The license is for a restuarant or establishment that wishes to sell both beer and wine for on premises consumption. Package sales are allowed in sealed containers if permitted by local ordinances and Florida Beverage Law in section 561.20(2)(a).
The 4COP SRX liquor license is also a full-liquor license but the key difference is that this liquor license must stay qualify with the current space or facility. It cannot be transferred to another space. To qualify however, restaurant facilities need to hold and be permitted for at least 150 seats, sometimes more depending on the area. These businesses also need to show, when asked by governing agencies, that they are selling more food than alcohol (51%/49%). The 4COP SRX is sometimes informally referred to a “liquor license with food.“
An Event license can cover up to three days and allows a not-for-profit organization to host an event where alcohol is sold or served.
A tree permit is required prior to the removal, relocation, root pruning or trimming more than 25% of any tree. These permits intend to preserve, protect, and enhance our city. The purpose is to assure that the design and construction of all development activity is executed in a manner consistent with the preservation of trees to the greatest extent possible.
Legalizing un-permitting construction. In other words, work done without a permit and currently facing legal disputes (violations, Stop work order, or red tag) regarding their property, or construction project.
If you want to gain early occupancy on a project that is still under minor construction but now includes a habitable space, you can apply for a TCO. TCO is issued for new construction or change of use (i.e. from a school to a restaurant). A Temporary Certificate of Occupancy (TCO) signals that a building is safe to occupy but that the sponsor must resolve outstanding issues before receiving a final CO. A TCO typically lasts anywhere from 90-360 days, by which time a building must get another TCO or a final CO. In large buildings it is common for TCOs to be issued every 90 days for several years.
A certificate of occupancy is a document issued by a local government agency or building department certifying a building’s compliance with applicable building codes and other laws, and indicating it to be in a condition suitable for occupancy.
If you want to gain early occupancy on a project that is still under minor construction but now includes a habitable space, you can apply for a TCC. TCC is needed for remodels, renovations and for shell buildings. A TCC grants residents/building owners the same rights as a CO/CC, however, is only valid for a temporary period of time.
The City or Municipality issues a CC to certify that a building (or renovation project) has been completed in compliance with applicable code(s). A Certificate of Occupancy (CO) is issued for new construction or change of use (i.e. from a school to a restaurant), while a Certificate of Completion (CC) is needed for remodels, renovations and shell buildings.
A Certificate of Use, often referred to as a CU, is a Zoning certificate that confirms the space the business occupies complies with three items: 1) local Zoning ordinances, 2) the Florida Fire Prevention Code, and 3) the Florida Building Code.
Inspections reassure that the work is meeting the safety requirements established in the Florida building codes. You are required to always have the approved plans during your inspections. The building department is going to verify that the approved plans coincide with the physical work that is being performed. It also ensures there’s no work being done that’s not in the scope of work.
Special events are events that are held in the City for a period of typically less than two (2) weeks. A Special Event Permit is required for organizations and individuals who wish to hold any organized activity involving the use of, or having an impact upon public property, public facilities, parks, sidewalks or streets within the city limits.
The person in charge of overseeing project development, inspections, and permit processes involved. These can be provided by an Expeditor and most of the time look like this:
Direct representative of the owner of the establishment. This service is usually used by clients that are overseas or don’t have time to invest in permitting construction procedures.
M.E.D. Expeditors is licensed to record different state and county documents with the state. Anything that needs to be public records can be recorded.
Code Enforcement is responsible for providing enforcement of County Codes relevant to land development, building construction and policies. Any type of construction or alteration done without a permit or outside the building code will most likely get a violation. Prior to issuing a citation, a code enforcement officer shall provide notice to the person that the person has committed a violation of a code or ordinance and shall establish a reasonable time period within which the person must correct the violation.
Interested parties, such as title companies, contractors and individuals, may request a search for records of open violations, open permits, and/or expired permits that are outstanding against a property or contractor.
DBPR is usually needed during the permitting process. To legally run a shop, operate a business, or provide certain services to citizens in a state, individuals need to apply for and be granted licenses. The Department of Business and Professional Regulation (DBPR) is the agency in charge of licensing and regulating more than businesses and professionals such as alcohol, beverage & tobacco, barbers/cosmetologists, condominiums, spas, hotels and restaurants, pari-mutuel wagering facilities, real estate agents and appraisers, and veterinarians, among many other industries.
Water and Sewer Department provide high-quality drinking water and wastewater services. As well as promote water conservation and work to safeguard public health and the environment. The building department will determine if you need an approval, depending on the scope of work of your project.
Miami-Dade County Environmental Resources Management implements monitoring, education, restoration, regulatory and land management programs to protect water quality, drinking water supply, air quality and natural resources that are vital to the health and well-being of all Miami-Dade County residents, visitors and the ecosystem. DERM is used for any kind of waste substance that is detrimental to public health. The building department will determine if you need an approval or review, depending on the scope of work of your project.
Florida department of transportation. The building department will determine if you need an approval and/or review, depending if the scope of work interferes with FDOT. FDOT’s continuing mission is to provide a safe transportation system that ensures the mobility of people and goods, enhances economic prosperity, and preserves the quality of our environment and communities.
The Notice of Commencement must be completed and recorded within 90 days before starting the work and a copy must be posted on the job site.
For your protection under the Construction Lien Law and to avoid the possibility of paying twice for improvements to real property, you must record a NOC with the M.E.D. Expeditors or the Clerk of Court’s Office before your inspections. If the value of work on your application exceeds $2,500.
The City re-certifies structures 40 years or older to ensure they are safe for use and occupancy, as per County and Building Code. To get a 40/50 year re-certification, you need to hire an architect or engineer to inspect your property. NEW GUIDELINES AND REQUIREMENTS FOR 40/50 YEAR RECERTIFICATION HAVE BEEN PUT IN PLACE FOR 2022.
Formal approval of building plans by the designated government agency as meeting the requirements of prescribed codes. It is an authorization to proceed with the construction or reconfiguration of a specific structure at a particular site, in accordance with the approved drawings and specifications.
M.E.D. Expeditors will obtain all permits for local sites. We investigate all the requirements, terms, rates and approvals necessary for you to understand what must be done, and then coordinate with your architect or construction manager of a plan to obtain permits in the shortest time possible. We will be in constant communication with you and the city government for all roles to fill, and payments to the corresponding jurisdiction, negotiate with the city or county in your name and start the plans processing.
After making all the necessary corrections, submit plans and were ready for the final construction approval by the city government.