Permit revisions enable modifications to city-approved plans before final inspection, allowing for adaptability during construction. Any changes to the original scope of work require prior approval to ensure compliance. The reviewer will assess the proposed modifications, granting approval if they don’t compromise the structural integrity or create fire and life safety hazards. This process facilitates the submission of revised plans for construction, demolition, mechanical, or site work permits, streamlining the adaptation of approved projects.

Expired permits occur when final building inspection approvals are pending, and the permit’s validity period has lapsed. A permit’s validity is contingent upon commencement of work within 180 days of issuance and sustained progress until project completion. Failure to initiate work within 180 days or abandonment of work for 90 days will result in permit expiration. Upon permit issuance, a deadline is established for completing the final inspection, ensuring timely project completion and avoiding permit lapses.

When a building permit is issued, it comes with a predetermined expiration date, as mandated by the Building Code. If the project timeline exceeds this expiration date, a permit renewal can be obtained to extend the validity of the original permit. This renewal process allows contractors to complete their work without interruption, while ensuring compliance with building regulations.”

As permits approach their expiration dates, unfinished projects can be granted an extension to facilitate completion and finalization. Eligible permits for extension include:

• Unexpired permits: Those that haven’t reached their listed expiration date
• Active permits: Those with ongoing work demonstrating consistent progress

By requesting a permit extension, project holders can ensure continuity and avoid re-permitting, allowing them to complete their work and obtain final approval.

To ensure compliance with state and local regulations, licensed contractors must register with the City or Municipality before obtaining a permit. The registration process verifies the contractor’s credentials, including:

State Licensed Contractors:

• State License copy
• Liability insurance certificate (with the City as certificate holder)
• Workman’s Compensation certificate (with the City as certificate holder) or exemption card and Driver’s License
• Local Business Tax from the contractor’s business location in Florida
• Qualifier’s Driver’s License copy
• Contact information: phone, fax, and email

County Licensed Contractors:

• Certificate of Competency
• State of Florida license registration
• Liability insurance certificate (with the City as certificate holder)
• Workman’s Compensation certificate (with the City as certificate holder) or exemption card and Driver’s License
• Local Business Tax from Miami-Dade County
• Municipal Contractor’s tax receipt from Miami-Dade County
• Qualifier’s Driver’s License copy
• Contact information: phone, fax, and email

By registering, contractors demonstrate their commitment to meeting the necessary requirements and regulations.”

This license is designed for restaurants and establishments seeking to offer beer and wine for on-premises consumption. Additionally, this license permits package sales of sealed containers, subject to local ordinances and compliance with Florida Beverage Law, specifically Section 561.20(2)(a).

The 4COP SRX liquor license is a full-liquor license with a key distinction: it is tied to the specific premises and cannot be transferred to another location. To qualify, restaurant facilities must meet specific requirements, including:

– A minimum seating capacity of 150, which may vary depending on the location

– Maintenance of a food-to-alcohol sales ratio of at least 51% to 49%

This license is often referred to as a “liquor license with food” due to its emphasis on food sales. Governing agencies may request proof of compliance with these requirements. The 4COP SRX license is ideal for restaurants and establishments that want to offer full liquor service while meeting specific conditions.

A temporary event license is a short-term permit that allows a not-for-profit organization to host an event where alcohol is sold or served for a maximum duration of three days. This license provides an opportunity for non-profit entities to host fundraising events, festivals, or other gatherings while ensuring compliance with state and local regulations regarding alcohol sales and service.

This process allows property owners or contractors to legalize construction work that was undertaken without the necessary permits, and is currently facing legal issues such as:

• Violations
• Stop Work Orders
• Red Tags

By resolving these issues, property owners can bring their construction project into compliance with regulatory requirements, avoiding further penalties and fines. This process enables the legalization of unauthorized work, providing a path forward for projects that were initiated without proper permitting

A Temporary Certificate of Occupancy (TCO) enables early occupancy of a project with minor ongoing construction, provided it includes a habitable space. TCOs are issued for new construction or change of use, such as converting a school into a restaurant. This certificate indicates that the building is safe for occupancy, but outstanding issues must be resolved before a final Certificate of Occupancy (CO) is granted.

TCOs are typically valid for 90-360 days, after which a new TCO or final CO must be obtained. In larger buildings, it’s common for TCOs to be issued every 90 days for several years, allowing for phased occupancy and completion of remaining work.

A Certificate of Occupancy (CO) is an official document issued by a local government agency or building department, verifying that a building meets all relevant building codes, regulations, and laws. This certification confirms that the building is safe and suitable for occupancy, having passed a series of inspections and reviews. The CO serves as a guarantee that the building’s design, construction, and maintenance align with established safety standards, providing assurance for occupants, owners, and the community.

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.

A Certificate of Occupancy (CO) is an official document issued by a local government agency or building department, verifying that a building meets all relevant building codes, regulations, and laws. This certification confirms that the building is safe and suitable for occupancy, having passed a series of inspections and reviews. The CO serves as a guarantee that the building’s design, construction, and maintenance align with established safety standards, providing assurance for occupants, owners, and the community.

A Certificate of Use (CU) is a zoning certificate that verifies a business’s occupancy complies with three critical regulations:

1. Local Zoning Ordinances: Ensuring the space aligns with designated land use and zoning requirements.
2. Florida Fire Prevention Code: Confirming the space meets fire safety standards and regulations.
3. Florida Building Code: Verifying the space complies with building construction and maintenance standards.

By obtaining a CU, businesses demonstrate their commitment to operating in a safe and compliant environment, meeting regulatory requirements and protecting their customers, employees, and assets

Regular inspections are crucial to guarantee that construction work meets the stringent safety standards outlined in the Florida building codes. To facilitate a smooth inspection process, it is essential to have the approved plans readily available on site. The building department will verify that the approved plans align with the physical work being executed, ensuring:

• Compliance with safety requirements
• Adherence to the scope of work
• No unauthorized work is being performed

By conducting inspections, the building department ensures that construction projects meet the required safety and quality standards, protecting the interests of property owners, occupants, and the community.

A Special Event Permit is mandatory for individuals and organizations hosting organized activities that utilize or impact public spaces within the city limits. This includes events held on:

• Public property
• Public facilities
• Parks
• Sidewalks
• Streets

Typically, special events last less than two weeks. The permit ensures that the event is held in a safe and orderly manner, minimizing disruptions to the community and ensuring compliance with city regulations

A Project Coordinator oversees the entire project lifecycle, ensuring successful navigation of:

1. Application: Submitting necessary documents for project approval
2. Plan Review: Ensuring compliance with regulations and codes
3. Permit Issuance: Obtaining required permits for construction
4. Inspections: Coordinating and passing inspections to ensure quality and safety
5. Certificate of Occupancy: Obtaining final approval for project completion

Often, an Expeditor fills this critical role, expertly guiding projects through these key milestones to ensure timely and successful completion.”

An Owner’s Representative serves as a direct proxy for the establishment’s owner, providing a vital link between the client and the permitting process. This service is particularly valuable for:

• Overseas clients who require local expertise
• Busy owners who lack the time or resources to manage permitting procedures

By appointing an Owner’s Representative, clients can ensure their interests are represented throughout the permitting and construction process, saving time and minimizing potential issues

M.E.D. Expeditors holds the necessary licenses to record various documents with the state and county, ensuring efficient and accurate processing of public records. Our expertise includes recording:

• Deeds
• Mortgages
• Liens
• Permits
• Certificates of Occupancy
• And other documents requiring public recordation

As a trusted recording agent, we streamline the process, saving clients time and effort in meeting their document recording needs

The Code Enforcement department ensures compliance with County Codes related to land development, building construction, and policies. Their primary responsibilities include:

• Enforcing building codes and permits
• Identifying unpermitted construction or alterations
• Issuing violations for non-compliance

Before issuing a citation, a code enforcement officer will:

• Notify the responsible party of the violation
• Provide a reasonable timeframe for correction
• Work with the individual to resolve the issue

The goal of Code Enforcement is to maintain a safe and compliant built environment, protecting the community and ensuring adherence to County Codes and regulations.

Interested parties, including title companies, contractors, and individuals, can request a comprehensive search for records of open violations, open permits, and expired permits outstanding against a property or contractor, providing valuable insights for due diligence, risk assessment, and compliance verification. This search reveals potential issues, enabling parties to take proactive steps to address and resolve them, ensuring a smoother transaction or project process. By uncovering outstanding problems, parties can make informed decisions and mitigate risks associated with properties or contractors.

The Department of Business and Professional Regulation (DBPR) plays a crucial role in the permitting process, as it is responsible for licensing and regulating a wide range of businesses and professionals. To operate legally, individuals must apply for and obtain licenses from the DBPR, which oversees industries such as alcohol, beverage, and tobacco sales; barbering and cosmetology; condominiums; hotels and restaurants; real estate agents and appraisers; veterinarians; and many others. By ensuring compliance with state regulations, the DBPR helps maintain public safety and consumer protection, making it an essential step in the permitting process for various businesses and professionals.

The Water and Sewer Department is dedicated to providing top-notch drinking water and wastewater services, while also promoting water conservation and protecting public health and the environment. Meanwhile, the Building Department assesses project scope to determine if approval is required, ensuring that all work meets regulatory standards. By coordinating these efforts, the departments work together to safeguard community well-being and facilitate successful project outcomes.

Miami-Dade County’s Environmental Resources Management (DERM) department plays a crucial role in protecting the environment and public health by implementing comprehensive programs focused on monitoring, education, restoration, regulation, and land management. These initiatives safeguard water quality, drinking water supply, air quality, and natural resources, ultimately preserving the health and well-being of residents, visitors, and the ecosystem. DERM also addresses hazardous waste substances harmful to public health, while the Building Department reviews projects to determine if approval or review is necessary, based on the project’s scope, ensuring compliance with environmental regulations and standards.

The Florida Department of Transportation (FDOT) is responsible for ensuring a safe and efficient transportation system that promotes mobility, economic growth, and environmental sustainability. When undertaking a project, the Building Department will assess whether approval and/or review are necessary, depending on whether the scope of work intersects with FDOT’s jurisdiction. This collaborative process ensures that projects align with FDOT’s mission to enhance the state’s transportation infrastructure, protect the environment, and preserve community quality, ultimately contributing to Florida’s economic prosperity and public well-being.

To ensure protection under the Construction Lien Law and avoid potential double payment for real property improvements, it is crucial to record a Notice of Commencement (NOC) within 90 days prior to commencing work. A copy of the NOC must also be prominently posted at the job site. If the project value exceeds $2,500, recording the NOC with M.E.D. Expeditors or the Clerk of Court’s Office before scheduling inspections is mandatory. This precautionary measure safeguards your interests and prevents unnecessary financial risks.

The City mandates re-certification of structures 40 years or older to guarantee their safety for use and occupancy, in accordance with County and Building Code regulations. To obtain 40/50 year re-certification, property owners must engage a licensed architect or engineer to conduct a thorough inspection of their property. Important note: New guidelines and requirements for 40/50 year re-certification have been implemented in 2022, ensuring enhanced safety standards and compliance. Property owners must adhere to these updated regulations to ensure successful re-certification.