Permits 101: Renovating A Miami Condo The Right Way

You want to refresh your Miami condo without hitting delays, fines, or do-overs. The fastest path to a smooth remodel is knowing which approvals you need and in what order. This guide walks you through association rules, city and county permits, hurricane-zone product standards, timelines, and common pitfalls to avoid. Let’s dive in.

Know the rules in Miami

Florida building permits and code

Florida requires permits for regulated work, and local officials can issue stop-work orders if you skip them. Building departments enforce the Florida Building Code and relevant statutes, so your plans and inspections must match what is approved. You can review the state’s building law framework in Chapter 553 of the Florida Statutes for context on permitting and enforcement (Florida Statutes, Chapter 553).

Miami-Dade and City of Miami permitting

Miami-Dade County runs centralized plan review, permitting, and inspections that you can track online. You will submit applications, respond to comments, schedule inspections, and close permits through the county or your municipality’s portal (Miami-Dade Permitting & Plans). The City of Miami also offers expedited options for certain homeowner projects, including a Homeowner’s Express Review for window and door replacements (City of Miami Homeowner’s Express Review).

HVHZ product approvals for windows and doors

Miami-Dade is within the High-Velocity Hurricane Zone. That means most window and exterior door replacements must use products with a Miami-Dade Notice of Acceptance or a Florida Product Approval that explicitly covers HVHZ. Plan reviewers and inspectors will look for these approvals and the matching design pressures (HVHZ product approval basics).

Contractor licensing and owner-builder rules

For regulated trades like electrical, plumbing, HVAC, and structural work, a licensed contractor is typically required. Florida’s owner-builder exemption allows you to pull a permit yourself in narrow cases if you occupy the property and meet strict conditions, including a signed disclosure and personal supervision (Owner-builder statute, F.S. 489.103). If a contractor asks you to pull a permit to mask unlicensed work, treat it as a red flag.

Get condo approval first

Your association controls changes to common elements and many alterations within your unit. Under the Florida Condominium Act, you cannot make changes that affect the safety or soundness of common elements without approval (Florida Condominium Act, Chapter 718). Start by reviewing your building’s alteration rules and application package to understand timelines, submittals, and work rules. A sample architectural package shows what many boards request, including insurance and permit requirements (Sample architectural package).

Typical association requirements:

• Completed architectural or alteration application with plans.
• Proof of contractor licensing and insurance, plus any required certificates naming the association.
• Copies of permits and the permit card posted at your unit door during work.
• Construction deposits or fees, elevator and service corridor reservations, debris rules, worker sign-in, and work hours.
• Compliance with product approvals for visible elements such as windows and exterior doors.

If your work touches common or structural systems

If your project changes a load-bearing wall, floor slab, plumbing or HVAC riser, or balcony waterproofing, expect to provide sealed drawings and possibly engineer certifications. You will usually need both association consent and county or city approvals.

Step-by-step: how to permit a Miami condo remodel

1. Pre-plan with your building’s rules

• Read your declaration, bylaws, and alteration guidelines to learn submission timelines, insurance minimums, staging, and work hours. Identify if the scope touches common elements or the building envelope.

2. Hire your team thoughtfully

• Use licensed trades for regulated work. If you are considering an owner-builder route, confirm you meet every requirement in the statute and your local permitting office’s verification steps (Owner-builder statute, F.S. 489.103).

3. Gather required documents

• Scope of work and construction drawings. Sealed plans are typically needed for structural or major MEP changes. For exterior openings, collect the NOA or Florida Product Approval that covers HVHZ with the correct design pressures (City of Miami Homeowner’s Express Review).

4. Submit and respond to plan review

• Apply through the county or municipality with your plans, contractor details, insurance, product approvals, and association sign-off if required. Address any reviewer comments, pay fees, and obtain the permit number and card. You can manage the full process online (Miami-Dade Permitting & Plans).

5. Inspections and close-out

• Post the permit at your unit door and keep approved plans on site. Schedule and pass required rough and final inspections before covering work, then obtain final approval and close the permit in the portal (Miami-Dade Permitting & Plans).

Pitfalls, timelines, and cost considerations

Skipping association approval when required can trigger a stop-work demand, fines, or even a restoration order. The statute places limits on alterations that affect common elements, so involve your board early (Florida Condominium Act, Chapter 718). Using products without proper HVHZ approvals leads to plan review rejections and failed inspections (HVHZ product approval basics).

If work already happened without a permit, expect after-the-fact permitting with higher fees and possible partial demolition to verify compliance. Miami-Dade and local municipalities can also issue stop-work orders and civil penalties, so address it quickly through the official portal (Miami-Dade Permitting & Plans).

Plan review timelines and fees vary by scope and by whether you use expedited services. Simple window swaps can move quickly, while structural scopes with sealed plans and multiple review cycles can take weeks to months. Always check current estimates in the permitting portal and build inspection lead times into your schedule.

Plan around building-wide projects

After the Surfside tragedy, Florida adopted mandatory milestone structural inspections for buildings three stories and higher. Many older Miami condos are now scheduling these 30-year or earlier coastal inspections and the follow-on repairs, which can affect your timing for windows or other envelope work. Factor potential special assessments and building coordination into your remodel timeline and budget (Overview of milestone inspections).

Quick renovation checklist

• Review your association’s alteration package and rules.
• Confirm if your scope affects common elements or exterior openings.
• Hire licensed contractors and collect insurance certificates.
• Obtain NOA or Florida Product Approval for windows and doors with HVHZ coverage.
• Compile plans, approvals, and association sign-off for permit submittal.
• Post the permit, follow building work rules, and schedule all inspections.
• Close out the permit and retain final approvals for your records.

Unpermitted work can become a resale obstacle. Standard Florida contracts ask sellers to disclose unpermitted or open permits, and buyers, lenders, and title companies often require proof of final inspections before closing (Florida AS IS Residential Contract). Keeping clean records protects your investment.

Ready to renovate with confidence?

If you are weighing a remodel along with a purchase, sale, or investment strategy, you deserve a plan that protects value and time. For guidance on building selection, resale risk, and the right sequence of approvals, connect with Paulina Inostrosa for tailored, bilingual advisory across Brickell, Downtown, Coconut Grove, and Key Biscayne.

FAQs

Do I need a permit to replace condo windows in Miami?

• Yes. Window and exterior door replacements typically require a permit and HVHZ-compliant products that carry a Miami-Dade NOA or Florida Product Approval covering HVHZ conditions (HVHZ product approval basics).

What association approvals are usually required before permitting?

• Most buildings require an alteration application with plans, proof of contractor licensing and insurance, and agreement to work rules; many also require permits to be posted at your unit door (Sample architectural package).

Can I pull an owner-builder permit for my condo remodel?

• Possibly, but only if you meet strict conditions such as occupying the property, personally supervising the work, and signing required disclosures; review F.S. 489.103 carefully before proceeding (Owner-builder statute, F.S. 489.103).

What happens if work was done without permits in Miami-Dade?

• You can seek after-the-fact permits through the local portal, but expect higher fees, possible penalties, and inspections that may require opening finished work (Miami-Dade Permitting & Plans).

How do milestone inspections affect my renovation plans?

• Buildings three stories and higher are subject to recurring milestone structural inspections, which can lead to building-wide repairs and special assessments that impact your remodel timing and scope (Overview of milestone inspections).