Miami-Dade Permit Search Guide
Find building permits, open permits, inspections, plan status, CO records, code cases, and old building plans using the right official Miami-Dade tool.
Use this as a working checklist before buying, remodeling, closing a permit, hiring a contractor, or checking a property problem.
Start with the right search
Miami-Dade permit research is not one portal. Use the correct tool based on the record you need.
| Need | Use | Search with | Watch for |
|---|---|---|---|
| Permit history | Building Permit Selection Menu | Address, permit number, process number | Address format problems |
| Open permits | Open Permits by Folio | Folio number | Condo and unit records |
| Plan review | EPS Portal | Tracking, application, invoice, process number | EPS is not full permit history |
| Inspections | Inspections page | Permit number, inspection type | Issued does not mean finaled |
| Old plans | Microfilm and Plans Library | Address, folio, permit number | Records are usually filed by permit number |
| Violations | Code compliance tools | Address, case, folio | Open cases or liens |
For a serious property check, do not stop at permit history. Search address, folio, inspections, open permits, expired permits, violations, CO/CU, and old plans if the work looks important.
Choose your permit path
Use these cards like a quick permit desk.
Permit history
Find issued permits, permit status, inspection holds, and open permit records.
Search recordsPlan status
Check application, invoice, tracking, C, M, N, TREE, or UP process status.
Check EPSFinal status
Check inspection history, requests, cancellations, holds, and final results.
Check inspectionsBuyer check
Check open permits, code cases, liens, old plans, CO/CU, and permit finals.
Run checklistSearch permits
Use this for permit history, open permits, outstanding requirements, inspection holds, and project status.
Open the official permit menu
Start here when you need general permit records or status.
Pick the right search option
Use permit number for project status, inspections, or requirements. Use folio for open permits. Use address when you only know the property location.
Try short address format
Miami-Dade examples use no city, state, or ZIP. Try formats like 11805 SW 26 ST.
If address search fails, do not assume there are no permits. Find the folio and search again.
Find the folio
Folio search is often cleaner than address search, especially for condos, old records, and confusing unit numbers.
Use Property Appraiser search
Search by address, owner name, or folio. Copy the correct folio after confirming the property.
Use folio for open permits
Return to the permit menu and use Open Permits by Folio.
The first two digits of a Miami-Dade folio help identify municipality code. Code 30 generally points to unincorporated Miami-Dade. This can help you decide whether county or city records may matter.
Check plan status
Use EPS for plan review, application, invoice, tracking, and process status.
Open EPS Portal
Search by tracking, application, permit, invoice, C, M, N, TREE, or UP process number.
Use exact numbers
Copy the number exactly from the invoice, contractor email, permit notice, or plan review message.
EPS address or folio search is limited to applications that require plan review. For all permits by address or folio, use the Building Permit Selection Menu.
Check inspections
A permit can be issued but still not finaled. Inspection history is the proof step many people miss.
| Task | Need | Why |
|---|---|---|
| Request inspection | Permit number, inspection type | Schedule the next required inspection. |
| Cancel inspection | Name, phone, permit number | Same-day cancellation has a limited window. |
| Inspection history | Permit number | Check pass, fail, cancel, or pending status. |
| Final status | Permit number | Confirm the job was closed properly. |
Open inspections page
Use this for inspection requests, cancellation, and inspection-related information.
Check final result
Do not stop at inspection dates. Look for passed, finaled, closed, failed, cancelled, or pending items.
Roof, impact window, electrical, pool, addition, and garage conversion permits should always be checked for final inspection before closing or remodeling.
Find old plans
Old plans can show what was approved, not just that a permit existed.
Check public records routes
Miami-Dade lists routes for building plans, permits, CO/CU, code compliance, product approval, and zoning records.
Use Microfilm when plans are needed
Miami-Dade says records are filed by permit number. In many cases, the permit number can be found by address or folio.
For additions, roof work, windows, pools, structural changes, and commercial build-outs, permit status alone may not be enough. Plans show approved scope.
Check CO and CU
For business use, occupancy, or completed work, check more than permit history.
Occupancy
Useful when confirming whether a building or space has occupancy approval.
Completed work
Useful when checking whether permitted work reached completion.
Business use
Useful when checking whether a business use is allowed at that location.
Do not skip
For commercial space, check CU and zoning before signing a lease.
Check violations
Open violations, expired permits, unsafe structures, and liens can create bigger problems than the original permit.
Use code and expired-permit routes
Start from the county building records page and check code compliance, expired permits, unsafe structures, product approval, and liens where relevant.
Pay close attention to roofs, impact windows, electrical panels, additions, pools, fences, sheds, garage conversions, driveways, and commercial interiors.
Before applying
Prepare the basics before entering any permit portal.
| Prepare | Why it helps |
|---|---|
| Address and folio | Confirms property and jurisdiction. |
| Owner and contractor details | Needed for permit responsibility. |
| Project scope | Helps identify permit type. |
| Plans and product approvals | Needed for review and corrections. |
| Tracking or process number | Needed to check plan status later. |
Use official online services
Miami-Dade Building Online Services is the hub for permit-related portals, records, code compliance, and inspection services.
Check forms first
Forms and checklists help avoid missing documents and rework.
Contractors can use e-permitting
Miami-Dade says qualified contractors can submit subsidiary and stand-alone permits for electrical, mechanical, plumbing, roofing, and gas trades through e-permitting.
County or city?
This is one of the biggest Miami-Dade permit search mistakes.
Confirm the property first
Use the Property Appraiser to confirm folio and property details.
Check municipality
A Miami mailing address does not always mean City of Miami permitting. Some records may be county, city, or both.
For Miami, Miami Beach, Coral Gables, Hialeah, Homestead, Doral, Aventura, and other municipalities, city permit records may also matter. Search county records first, then city records when the property jurisdiction requires it.
Buyer checklist
Use this before closing, refinancing, remodeling, legalizing work, or changing contractors.
| Step | Check | Reason |
|---|---|---|
| 1 | Permit history by address | Find visible permit activity. |
| 2 | Folio-based open permits | Catch records missed by address. |
| 3 | Inspection final status | Issued permit is not always finaled. |
| 4 | Expired permits | Find old permit problems. |
| 5 | Code violations and liens | Check legal and financial risk. |
| 6 | CO, completion, CU | Confirm occupancy, completion, and business use. |
| 7 | Microfilm plans | Verify approved scope when needed. |
Do extra checks for roof, impact windows, electrical panels, pools, additions, garage conversions, sheds, fences, driveways, and commercial build-outs.
Office and phones
Call with the address, folio, permit number, process number, or exact issue ready.
| Item | Official detail |
|---|---|
| Permitting and Inspection Center | 11805 SW 26th Street, Miami, FL 33175 |
| Hours | Monday to Friday, 7:30 a.m. to 4 p.m., except legal holidays |
| Main phone | 786-315-2000 |
| Permit Counter | 786-315-2100 |
| Automated Response System | 305-591-7966 |
| Microfilm | 786-315-2340 |
| Product approval | 786-315-2590 |
| Code compliance | 786-315-2203 |
Official links
Only directly useful official resources are included.
Important notice
CountyPermitSearch.org is an independent guide, not the official Miami-Dade County website.
Only the official building department, plan reviewer, inspector, zoning staff, or code compliance office can confirm whether a permit is required, complete, legal, finaled, or approved.
Do not submit applications, payments, plans, IDs, owner documents, or contractor documents to an independent guide page. Use official government portals only.
FAQs
How do I search Miami-Dade permits by address?
Use the official Building Permit Selection Menu. Try a clean address without city, state, or ZIP. If it fails, search by folio.
Can I search open permits by folio?
Yes. Find the folio through the Property Appraiser search, then use Open Permits by Folio in the permit menu.
What is EPS used for?
EPS is best for plan review and application status using tracking, application, permit, invoice, or process numbers.
How do I check inspection history?
Use the Inspections page or Permit Inspection History option. Prepare the permit number and inspection type.
How do I get old building plans?
Use the Microfilm and Plan Library route. Records are generally filed by permit number, which can often be found by address or folio.
How do I check CO or CU records?
Use the CO/CU tools listed on the county building plans and permits public records page. For business use, check CU and zoning too.
How do I check expired permits?
Use the expired permit and code compliance routes listed on Miami-Dade building records pages.
What phone number should I call?
Main building phone is 786-315-2000. Permit Counter is 786-315-2100. Automated Response System is 305-591-7966.
Where is the permit office?
The Permitting and Inspection Center is listed at 11805 SW 26th Street, Miami, FL 33175.
Should I also check city permits?
Yes, when the property is inside a municipality. A Miami mailing address does not always mean City of Miami permitting, so confirm jurisdiction first.