Permit Expediters in Miami-Dade County, FL
The Miami-Dade County Department of Regulatory and Economic Resources (RER) Building Division issues permits only for unincorporated Miami-Dade County, properties with folio numbers starting with "30." If your folio begins with any other number, you are in one of Miami-Dade's 35 incorporated municipalities and that city's building department handles your permit, not the county. The county also manages County Municipal Approvals through the GoldKey portal, covering Water and Sewer, Impact Fees, DERM, Fire Rescue, and Florida Department of Health reviews required for permits inside cities. All plan review submittals go through the EPS GoldKey Portal. Stand-alone trade permits that do not require plan review can be issued same-day through the county's e-permitting system. Miami-Dade updated its building permit fee schedule effective October 1, 2025, the first fee increase in over 17 years. A separate Notice of Commencement must be filed for each individual permit,one NOC cannot cover multiple permits.
At Concord Crest Real Estate, we manage your complete Miami-Dade County building permit application through the EPS GoldKey Portal, coordinate all county agency approvals, and track every review cycle until your permit is issued.
What We Do
- We handle every step of your Miami-Dade County permit submittal, working directly with the Miami-Dade RER Building Division and managing all required agency reviews.
- General contractor and trade permits for unincorporated Miami-Dade properties with folio numbers starting with "30"
- Residential additions, remodels, and renovation permits
- Commercial buildouts, tenant improvements, and change-of-use
- New construction plan review through EPS GoldKey with parallel Building, Fire, DERM, and DTPW reviews
- County Municipal Approval (M-number) coordination for Water and Sewer, Impact Fees, DERM, Fire Rescue, and DOH reviews required inside incorporated cities
- E-permitting system coordination for same-day stand-alone trade permits
- HVHZ product approval (NOA) documentation for windows, doors, and roofing countywide
- Private Provider standardized form coordination under Florida Statute 553.791 effective August 5, 2024
- Separate Notice of Commencement recording for each individual permit at the Miami-Dade County Recording Office
- Environmental Plan Review coordination including OSTDS/FOG Onsite Septic and Grease Review through MeetQ
- Class II, III, V, and VI environmental application coordination through the electronic system effective July 1, 2026
- Structural Glazing Recertification Record submissions for threshold buildings with structural sealant glazing
- 40-year and 50-year building recertification coordination
- Tree removal permit applications through the county portal
- Jurisdiction verification for properties with folio numbers on municipal boundaries
- Certificate of Occupancy coordination and inspection scheduling
Who We Help
We work with property owners and professionals throughout unincorporated Miami-Dade and across all 35 municipalities for county-level approvals:
- Property owners in unincorporated Miami-Dade with folio numbers starting with "30" who apply to the RER Building Division rather than any city
- Contractors working across multiple Miami-Dade cities who need County Municipal Approvals, DERM, WASD, Fire Rescue, Impact Fees, or DOH, coordinated alongside city permits
- Architects and engineers preparing HVHZ-compliant plans using the Florida Building Code 8th Edition with signed and sealed plans, energy calculations, and NOA documentation
- Developers managing new construction in unincorporated areas or coordinating M-number County Municipal Approvals for projects inside cities
- Business owners applying for commercial permits requiring parallel Building, Fire, DERM, and DTPW review through the EPS GoldKey Portal
- Building owners managing 40-year and 50-year recertifications and Structural Glazing Recertification for applicable threshold buildings
If you need a Miami-Dade County building permit or County Municipal Approval, we help you get it done correctly the first time.
How It Works
- Free consultation: We verify your folio number to confirm whether your property is in unincorporated Miami-Dade or within an incorporated city, identify which County Municipal Approvals apply, and determine the correct EPS GoldKey or e-permitting pathway for your project.
- Jurisdiction verification: For folio numbers on municipal boundaries, we contact the RER Building Division to confirm the correct permitting authority before any documents are prepared.
- Document collection: We assemble the permit application with owner and parcel information, construction valuation, site plan, signed and sealed plans, energy calculations, HVHZ NOA product approvals, and Private Provider standardized forms where applicable.
- EPS GoldKey submission: We submit your complete Miami-Dade County building permit application through the EPS GoldKey Portal, triggering parallel reviews across Building, Fire Rescue, DERM, and DTPW simultaneously.
- NOC management: We record a separate Notice of Commencement for each individual permit at the Miami-Dade County Recording Office — never using one NOC across multiple permits as this causes inspection holds.
- Follow-up: We track every review cycle, respond to correction comments, and handle resubmittals until approval. Initial plan review takes 1 to 10 business days for most projects.
- Delivery: Once your permit is issued, we coordinate inspection scheduling and keep your project on track through every stage to Certificate of Occupancy.
Why Choose Us
Broward County's permitting structure is unlike any other county in Florida. The county issues permits only for unincorporated BMSD areas but also controls critical agency approvals — EPD, Elevator, and BORA — that affect permits inside every one of Broward's 31 incorporated cities. Most project delays happen because applicants do not understand which layer of Broward County involvement applies to their project.
We know:
- That Broward County Building Code Services issues permits only for the BMSD, unincorporated areas outside any city limits, and that projects inside incorporated cities go to that city's building department, not the county
- That Broward County EPD approval is required before most city building departments in Broward will process any commercial permit, making EPD coordination the first step in every commercial project countywide regardless of which city issued the permit
- That Broward County Elevator Division requires a plans-only submittal with approximately one week of review time before any city building department will process a permit for elevator work, and we submit this in parallel with city applications to avoid sequential delays
- That the Broward County Board of Rules and Appeals (BORA) administers the 25-year building recertification program, which replaced the former 40-year program, and all applicable buildings in Broward County must recertify at 25 years and every 10 years after
- That the November 14, 2025 revised Broward County Uniform Building Permit Application is the only version accepted effective December 1, 2025, and previous versions are rejected at intake across every Broward municipality and the county
- That education fees are now collected by the School Board of Broward County effective November 20, 2025, separate from county permit fees, and projects that had not budgeted for this change at application face unexpected payment requirements at permit issuance
- That Broward County is entirely within the High Velocity Hurricane Zone, meaning all windows, doors, and roofing countywide must carry Miami-Dade County NOA or Florida Product Approval documentation, and we verify HVHZ compliance on every applicable project
- That for projects using a private provider under Florida Statute 553.791, written authorization from the fee owner must be included with the permit application, and private provider projects are subject to county audit up to four times per year
We have helped hundreds of South Florida projects move forward and we are ready to help yours.
FAQs About Permits in Miami-Dade County
Check your folio number, if it starts with "30," your property is in unincorporated Miami-Dade and the RER Building Division at the Permitting and Inspection Center handles your permit. Any other folio prefix means you are in an incorporated city. We verify jurisdiction at the start of every project before preparing any documents.
A County Municipal Approval generates an M-number and covers DERM, WASD, Miami-Dade Fire Rescue, Impact Fees, and DOH reviews required for projects inside incorporated cities. These county-level approvals are separate from the city building permit and are submitted through the GoldKey portal. We coordinate these approvals simultaneously with city permit applications to avoid sequential delays.
No. Miami-Dade County requires a separate Notice of Commencement for each individual permit. Using one NOC across multiple permits causes failed inspections. We record a separate NOC for every permit on every project to ensure inspections proceed without holds.
Effective October 1, 2025, Miami-Dade updated its building permit fee schedule for the first time in over 17 years. Residential permits are now calculated at 0.5% of projected construction cost. Commercial permits are 1% of cost up to $30 million then 0.5% above that with a $110 minimum fee. We calculate all applicable fees before every submittal so there are no unexpected costs at permit issuance.
We know the EPS GoldKey Portal, folio "30" jurisdiction rule, County Municipal Approval M-number process, separate NOC per permit requirement, October 2025 updated fee schedule, same-day e-permitting for stand-alone trade permits, August 2024 Private Provider standardized forms, July 2026 electronic environmental application expansion, HVHZ NOA requirements countywide, and 40-year and 50-year recertification obligations. We submit your Miami-Dade County building permit completely and correctly the first time.
Get Help With Permits in Miami-Dade County, FL
Miami-Dade's folio-based jurisdiction rule, County Municipal Approval process, and separate NOC requirement for each permit make it one of the most complex permitting environments in Florida. We handle every step so your project moves forward without delays.
Cities We Serve Across Miami-Dade County
We provide permit expediting across all of Miami-Dade County including:
- Miami, Miami Beach, Coral Gables, Doral
- Hialeah, Homestead, North Miami, North Miami Beach
- Aventura, Cutler Bay, Palmetto Bay, Pinecrest
- Miami Gardens, Miami Lakes, Miami Shores, South Miami
- And all other Miami-Dade County municipalities — visit our service area page for the complete list
For unincorporated Miami-Dade properties, we work directly with the RER Building Division at the Permitting and Inspection Center. Visit our office, call us, or find us on Google Maps for permit help anywhere in Miami-Dade County.
Get Permit Help in Miami-Dade County Today
Do not let folio jurisdiction confusion, missing County Municipal Approvals, or separate NOC requirements delay your project. We are local, experienced, and ready to help.
Concord Crest Real Estate 1450 Brickell Avenue, Suite 2560, Miami, FL 33131 info@concordcrestrealestate.com
P 786.304.1950