Dade County Permit Search Guide
Dade County permit search, now Miami-Dade permit search, helps owners, buyers, agents, contractors and lenders look up building permit history, inspection history, open permits, process numbers, folio-based records, contractor permits, plan status, certificates, code issues and old building plans.
Miami-Dade has several official search paths. The Building Permit Selection Menu is best for permit history, inspection history, open permits by folio and project status. The EPS portal is best for application and plan status. Property Appraiser is best for folio backup. Municipal properties may also require city permit search.
Start here: Miami-Dade has more than one permit search system
For the fastest search, decide what you have: permit number, process number, address, folio, contractor number, certificate number, or plan/application tracking number. Miami-Dade’s public records page says building permits, plans, certificates, code compliance, product approval and zoning records can be searched online for free.
Start with the Building Permit Selection Menu for permit history, open permits, inspection history and project status. Use EPS when tracking applications or plans with C, M, N, TREE, UP or invoice-style numbers. Use Property Appraiser when you need a folio. Use city portals when the property is inside a municipality such as City of Miami, Miami Beach, Coral Gables, Hialeah, Doral, Homestead or another local city.
Permit route finder
Tap the option that matches your situation. This helper uses HTML/CSS only, so it works inside WordPress without JavaScript.
The correct portal depends on whether you need permit history, plan status, inspection, folio, contractor or municipal record.
Use Permit History Inquiry, Permit Application History, Permit Project Status, Permit Fees, Permit Inspection History or Master/Subsidiary Permit Cross-Reference depending on the number you have.
Use Process/Permit Number Cross-Reference by address and Open Master Permits by address. Miami-Dade address examples use abbreviations such as “11805 SW 26 ST” without city, state or ZIP.
Use the Property Appraiser to find the folio by address, name or subdivision. Then use Open Permits by Folio in the Building Permit Selection Menu.
Use EPS for tracking, application, permit or invoice numbers such as C, M, N, TREE and UP process numbers. Remember EPS advanced search by address/folio is limited to plan-review applications.
You need the permit number and three-digit inspection code. Schedule online or call 786-315-2100 one business day before the desired inspection date, before 4 p.m.
Search contractors licensed for building work in Miami-Dade and check whether complaints have been filed. Contractor Licensing phone is 786-315-2880.
Search plan tool
Use this quick plan before opening the official tools.
Use Permit History, Inspection History, Project Status, Fees or Outstanding Requirements in the selection menu.
Use Application History, Permit Fees, Project Status or EPS if it is a C, M, N, TREE, UP or invoice-style number.
Use address cross-reference, open master permits, then Property Appraiser folio backup.
Check open permits, inspection history, code cases, certificates, liens, contractor, folio and city jurisdiction.
Contact Microfilm / Plans Library instead of relying only on online permit summary pages.
Check city portal plus Miami-Dade approvals for DERM, Fire, WASD, environmental or county review items.
Buyer and owner risk checker
Use this before closing, refinancing, insurance review, hurricane repair, remodel planning, tenant buildout or final payment to a contractor.
Open permits by folio
Always check open permits by folio. Address-only searches can miss records when formatting differs.
Municipal property
City permit records may not be fully visible in the county menu. Check the correct city portal too.
Plan status only
EPS status does not replace checking permit history, inspections and final/closed status.
Contractor claim
Compare contractor name, license, complaints, permit record and inspection history before final payment.
Use EPS for application and plan status
The EPS portal is for searching status of applications and plans by tracking, application, permit or invoice number. It mentions C, M, N, TREE and UP process numbers. Registration adds access to current/previous submissions, easier tracking and rework submittals.
Search tracking or process numbers
Use EPS when your record is a plan/application process, not just a simple permit history question.
Use the selection menu for all address/folio permit searches
EPS warns that advanced address/folio search is limited to applications requiring plan review. For all permits/applications by address or folio, use the Building Permit Selection Menu.
Miami-Dade inspections, route results and permit cards
Miami-Dade says the approved stamped plans and permit card must be at the construction site, and the address must be posted and visible from the street. To request an inspection, you need your permit number and three-digit inspection code.
Permit number
Needed for inspection request, history, route and many menu functions.
3-digit inspection code
Found on the permit card under required inspections or on Miami-Dade’s inspection-code list.
Online or phone
Schedule online or call 786-315-2100 before 4 p.m. one business day prior.
Same-day limit
Same-day route cancellation is only available from 6 a.m. to 8 a.m.
Building plans, Microfilm, certificates and code records
Miami-Dade says building plans should be handled through Microfilm / Plans Library, not just a general public records request. The public records page also links searches for Certificates of Occupancy, Certificates of Use, code cases, unsafe structures, product approval and zoning records.
Contact Microfilm at microfilm@miamidade.gov or 786-315-2340.
Search CO/CC or CU records using the official county certificate search routes.
Check code cases, expired permits, unsafe structures and Clerk official records for liens.
Forms, applications and permit documents
Miami-Dade’s User Guides and Forms page is the central forms library for permitting, plan review, inspections and related building documents. The online-services page also points to building permit forms and applications for checklists and other forms.
Permit forms
Use official forms only for building applications and checklists.
Notice documents
Check current county forms before submitting owner/contractor documents.
Corrections / revisions
EPS supports reworks and revisions to existing process numbers where applicable.
No third-party uploads
Never upload plans, IDs or applications to an independent guide page.
Contractor licensing and complaint search
Miami-Dade offers Contractor Inquiry and Complaint Search for contractors licensed to work on buildings in the county and for complaint history. Contractor Licensing contact is 786-315-2880 at the Herbert S. Saffir Permitting and Inspection Center.
License / qualifier
Search contractor or qualifier information before hiring.
Match to permit
Compare contractor name on permit, invoice, contract and license search.
Check complaint search
Look for complaints filed on contractors working in Miami-Dade.
Check inspections
Do not rely only on contractor statements. Check inspection and permit status.
Miami-Dade County or city permit portal?
Miami-Dade County has many municipalities. City of Miami, Miami Beach, Coral Gables, Hialeah, Doral, Homestead, Aventura and other cities may have separate building portals. County approvals may still be required for DERM, Fire, WASD, environmental, impact fee or other county review items.
Find folio and municipality code
The Property Appraiser folio page says the first two digits of the folio number are the municipal code; code 30 indicates unincorporated Miami-Dade County.
Search city records when city jurisdiction applies
If the property is inside City of Miami, use City of Miami permit history search. For other cities, use that city’s building department portal plus Miami-Dade county approval searches when relevant.
Buyer due-diligence checklist
Before closing or accepting seller disclosures, use this checklist to catch open permits, city/county mismatches, missing finals and code-related issues.
Miami-Dade Building Department contact and map
Use these official contact points for permit records, inspections, contractor licensing, product approval, plan review, Microfilm and general building department help.
786-315-2000
305-591-7966
786-315-2100
786-315-2880
786-315-2590
786-315-2340
Miami-Dade County Permitting and Inspection Center, 11805 SW 26th Street, Miami, FL 33175. Listed hours are Monday-Friday, 7:30 a.m. to 4 p.m., except legal holidays.
Official Miami-Dade permit links
Use these official resources for final action. This guide explains the workflow, but official county or city systems control permit applications, status, inspections, records, approvals and payments.
Important notice
CountyPermitSearch.org is an independent guide, not the official Miami-Dade County website.
Only Miami-Dade County Regulatory and Economic Resources, Building Department staff, inspectors, plan reviewers, contractor licensing staff, Microfilm, Code Compliance, Zoning, a municipality or another official agency can confirm whether a permit is required, active, finaled, expired, closed, approved or legally sufficient.
Do not submit applications, fees, plans, owner documents, contractor documents, Notice of Commencement forms, IDs or private records to an independent guide page. Use official Miami-Dade County or municipal systems only.
Miami-Dade permit search FAQs
How do I search Dade County building permits online?
Use Miami-Dade’s official Building Permit Selection Menu. It includes permit history, permit application history, inspection history, permit fees, open permits by folio, open master permits by address and permit project status.
What happened to “Dade County” permit search?
Dade County is now Miami-Dade County. Many people still search “Dade County permit search,” but official records are maintained by Miami-Dade County and its municipalities.
What information do I need for Miami-Dade permit search?
The best clues are permit number, process number, address, folio number, contractor/qualifier number, tracking number, application number or invoice number.
Can I search Miami-Dade permits by address?
Yes. Use the Building Permit Selection Menu, especially Process/Permit Number Cross-Reference by address and Open Master Permits by address. Use abbreviated address format, not city/state/ZIP.
Can I search open permits by folio?
Yes. The Building Permit Selection Menu includes Open Permits by Folio. Use the Property Appraiser to find or verify the folio number.
What is EPS used for?
EPS is used for application and plan status, including tracking, application, permit or invoice numbers such as C, M, N, TREE and UP process numbers.
How do I schedule a Miami-Dade building inspection?
You need a permit number and three-digit inspection code. You can schedule online or call the Permit Counter at 786-315-2100 before 4 p.m. one business day before the desired inspection date.
What is the Miami-Dade Building Department phone number?
The main Permitting and Inspection Center phone is 786-315-2000. The automated response system is 305-591-7966. Inspection/Permit Counter help is 786-315-2100.
Where is the Miami-Dade Permitting and Inspection Center?
It is located at 11805 SW 26th Street, Miami, FL 33175. Listed hours are Monday through Friday, 7:30 a.m. to 4 p.m., except legal holidays.
How do I get old building plans or permit files?
For building plans, Miami-Dade says to contact Microfilm / Plans Library at microfilm@miamidade.gov or 786-315-2340, instead of only submitting a general public records request.
How do I check contractor licensing in Miami-Dade?
Use Contractor Inquiry and Complaint Search to search licensed building contractors and complaint records. Contractor Licensing phone is 786-315-2880.
Do I need to search a city portal too?
Often yes. If the property is inside a municipality, search that city’s building portal. Use Miami-Dade Property Appraiser folio/municipality data to identify jurisdiction, then check county approvals where needed.
How do I find a Miami-Dade folio number?
Use Miami-Dade Property Appraiser Property Search. It supports search by address, name, folio and subdivision, and shows property characteristics and ownership information.
What should buyers check in Miami-Dade permit records?
Buyers should check open permits by folio, permit history, inspection history, project status, application status, code cases, expired permits, unsafe structures, certificates, contractor records, liens and city jurisdiction before relying on seller disclosure.
Is CountyPermitSearch.org the official Miami-Dade permit website?
No. CountyPermitSearch.org is an independent guide. Official permit searches, applications, inspections, payments, records, approvals and contractor licensing actions must be completed through Miami-Dade County, the correct municipality or official government portals.