Miramar Building Permitting Process

Inspections Requests

Inspections can be requested in two ways:

• Online: Select Permits & Self Services
• By phone: 954-602-3200

View Inspection Code List(PDF, 69KB)

Building Division Inspectors can be contacted between 7:30 a.m. - 8:00 a.m. On the morning of a scheduled inspection to get a window of time when the inspector will arrive at the job site or to ask questions about the previous day’s inspections. Applicants can also call between 4:30-5:30 p.m. to speak to an inspector.

For any questions regarding Fire Plans or Inspections please schedule an appointment with Miramar Fire Rescue - Fire Life Safety Division.

Please email ALL contractor updates and contractor registration to ContractorUpdates@miramarfl.gov.

Building inspections scheduled before 3 pm will be conducted the next business day.

Please note:

• All scheduled inspections will be printed after 3:00 p.m.; any requested inspection after 3:00 p.m. will be conducted on the 2nd business day.
• Inspections requested on this website on Friday or the weekend will not be honored if they are scheduled for Monday.
• Construction Debris will not be collected with regular trash pickup. Please contact Waste Pro at (954) 967-4200 for construction debris removal.

The Daily Inspection Times are updated at 8:00 a.m. daily.

Building Permit Exemptions:

Building Permit Exemptions for Residential Properties (HB803)

New State Law: Building Permit Exemptions for Residential Properties

What Miramar Homeowners and Contractors Need to Know About HB 803 (Effective July 1, 2026)

The Florida Legislature has enacted CS/CS/HB 803, which takes effect July 1, 2026 and establishes two new building permit exemptions for single-family residential properties. The City of Miramar Building Department is providing the following information to help residents and contractors understand when these exemptions apply and how to request them.

Exemption 1: Minor Residential Work Valued Under $7,500

What Is Exempt?

Effective July 1, 2026, the City of Miramar is required by state law to exempt owners of single-family dwellings and their contractors from the requirement to obtain a building permit for work valued at less than $7,500.

Important Exceptions — A Permit IS STILL REQUIRED For:

The following types of work are not eligible for this exemption, regardless of cost:

• Electrical work
• Plumbing work
• Mechanical work
• Gas work
• Structural work (Railings, guards, pool barrier/fences, windows and doors, siding and soffits, roofing, elevated decks are all items with structural requirements and considered structural)
• Any work on a property located partially or entirely within a flood hazard area as defined by the Florida Building Code.

No Project Phasing is Permitted

A construction project may not be divided into multiple smaller projects for the purpose of staying under the $7,500 threshold to qualify for this exemption. The exemption applies only to complete, single projects valued under $7,500.

How to Request This Exemption

To qualify, the property owner or contractor must submit a written exemption request to the City of Miramar Building Department that includes:

• A copy of the written contract, or
• Other documentation demonstrating the nature and value of the work to be performed

Use our Permit Exemption Request Form to submit your request.

Legal Notice

The City of Miramar has no legal duty to the owner, contractor, or their successors or assigns for any work performed under this exemption.

Exemption 2: Voluntary Temporary Flood Panel and Barrier Installation

What Is Exempt?

The City of Miramar is also required by state law to exempt owners of eligible residential properties and their contractors from the permit requirement for the voluntary installation of temporary hurricane and flood protection walls or barriers, provided all of the conditions below are met.

IMPORTANT: This exemption applies only to properties NOT located in a Special Flood Hazard Area (SFHA). If your property is located within a designated SFHA, permit requirements remain in effect. Please refer to the established guidelines published on this website or contact the Building Department for guidance.

All of the following conditions must be met:

1. The wall or barrier is non-load-bearing and non-habitable.
2. The wall or barrier is installed on the residential property of a single-family dwelling, two-family dwelling,  or townhouse.
3. The wall or barrier is constructed to mitigate or prevent storm surge or floodwaters from entering a structure or property.
4. The wall or barrier is installed by a contractor licensed under Part I of Chapter 489, Florida Statutes.
5. The wall or barrier complies with all applicable local zoning, drainage, easement, and setback requirements.

All five conditions must be satisfied. If any condition is not met, a permit is required.

How to Request This Exemption

To qualify, the property owner or contractor must submit a written exemption request to the City of Miramar Building Department that includes:

• A copy of the written contract, or
• Other documentation demonstrating the nature of the work to be performed

Use our Permit Exemption Request Form to submit your request.

Legal Notice

The City of Miramar has no legal duty to the owner, contractor, or their successors or assigns for any work performed under this exemption.

Exemption requests may be submitted:

• Online through the Building Department's electronic Citizen Self Service Portal
• In person at the City of Miramar Building Department, 2200 Civic Center Place, Miramar FL, 33025.
• City staff will provide assistance and guidance to applicants in submitting required documents through the Citizen Self Service Portal.

For questions, please contact the Building Department at 954-602-3200 during normal business hours, Monday-Thursday, 7:00am-6:00pm.

Additional Resources

• Permit Exemption Form
• Forerunner
• Link to HB 803

Permit Timelines

New Permitting Rules per Section 553.792, F.S.

Welcome to the City of Miramar’s new Plan Review timelines imposed by recent amendments to Florida Statute 553.792. Below is a comprehensive guide to how these changes may affect the City of Miramar’s permitting process.

Key Highlights of the Recent Changes:
New Plan Review Timelines:
The Following Permit Types are Affected:

• Residential permits. This includes single-family residential unit or a single-family residential dwelling, accessory structure, alarm, electrical, irrigation, landscaping, mechanical, plumbing, or roofing

• Non-residential buildings less than 25,000 square feet

• Sign permits

• Multi-Family residential not exceeding 50 units

• Master building permit consistent with Section 553.794 to obtain site-specific building permit

• Permits reviewed under the proposed timelines will not obtain concurrent review

IMPORTANT: Permits that do not qualify under 553.792 (1)(a), Florida Statutes, will proceed with the standard plan review process

Responsibilities of Applicants:

IMPORTANT: Once the application is submitted, you cannot make changes to the type of review selected. If you need a new review process, you must create a new permit application.

• Permit applicants are responsible for submitting complete and accurate applications.
• A complete application consists of:

1. Process number assigned.
2. Upfront fees paid.
3. The permit application form and all drawings and supporting documents have been submitted.
4. Any documents required by the local building official to determine that the fee owner has secured all other government approvals required by law.
5. Prescreen approved.

• Pursuant to these new timelines, the Department can no longer accommodate concurrent reviews with outside agencies such as Fire, Flood Plain, Planning, Public Works, Zoning, DERM, Florida Health Department, and others. If the applicant wishes to proceed with fully concurrent building plan reviews in the same manner as before these changes, a waiver must be executed.
• For permit applications which fall under the categories listed above, applicants must provide corrections to rejection comments within 10 business days. Failure to comply shall result in the denial of the permit application and require resubmission including any associated fees.
• The permit applicant may waive these timelines as described below.

Use of the Waiver:

Pursuant to Section 553.792, Florida Statutes, applicants may elect to waive the statutory permit review timeframes described above. By submitting a waiver, the statutory response deadlines no longer apply, and the application will not be subject to being deemed null and void for failure to meet those deadlines.

This option may be appropriate for applicants who require additional time to address review comments or corrections. When a waiver is in effect, the permit review process will continue under standard procedures, including concurrent reviews with outside agencies, where applicable.

Applicants who have already submitted a permit application and wish to waive the statutory review timeframes must complete the Waiver of Review Timeframes – Concurrent Reviews form. The completed form must be notarized and uploaded to the appropriate documents folder within the EnerGov system.

The City of Miramar is committed to providing updates and guidance as this legislation is implemented. Please contact the Building Department for any questions or clarifications.

Additional Resources:

• To access and download the Waiver of Review Timeframes – Concurrent Reviews form. which will need to be notarized and uploaded to the documents folder via EnerGov, please visit:
• City of Miramar - Permitting
• Access the Citizen Self Service Portal
• Building Code Compliance
• Florida Building Code

About Concurrent Plan Review:

In 2025, the City of Miramar implemented an Electronic Plan Review (EnerGov) system to process plans. One of the benefits of this technology is the ability to perform “concurrent reviews” for all required disciplines. In this method, plans in the form of PDF documents are distributed electronically to all applicable plan examiners simultaneously. This avoids the delays inherent in the traditional approach, where the plans were routed from one examiner to another in sequence.

As an accommodation to our customers, and to efficiently administer the process of permit issuance within our own permitting system, the City of Miramar has accepted plans that require outside approvals, and distributed them to those respective plan examiners. Customers should be aware that this process may change, depending on their preference in the process.

Recent changes in the Florida Statutes have mandated that enforcement agencies issue building permits faster, specifying shortened timelines for the review and issuance of building permits. These timelines apply only to all disciplines governed by the Florida Building Code, as described in Chapter 553, Florida Statutes--- namely, Building, Structural, Roofing, Electrical, Mechanical and Plumbing. The timelines do not apply to plans requiring approvals from regulatory agencies not governed by the Florida Building Code, nor do they apply to the requirements of local ordinances. These outside reviews include Fire Prevention, Public Works, Zoning, Planning, Broward County DERM, and Environmental Resources, to name a few.

If you choose to invoke the timelines mandated by the new statutory requirements, your review process will be handled in a sequential manner, with all non-FBC reviews being done first. In this manner, they will be considered prerequisites. If you choose to waive these new timelines, your plans will be reviewed concurrently as before.

Understanding the New Permitting Rules per Section 553.792, F.S.

This document is a comprehensive guide to how these changes may affect you within the City of Miramar permitting process.

Permit Types and Timelines for the First Review Cycle

IMPORTANT: Plans for permits not included above are not affected by the new permitting procedures and will be reviewed in the same manner as before, with the benefit of fully concurrent plan reviews.

Deadline for the Prescreen Process
In the Prescreen phase, the City of Miramar must provide written notice to the applicant within 5 days after receipt of application notifying what information, if any, is needed to determine the application is complete.*

*An application is deemed complete when:

• A process number was assigned.
• Upfront fees have been paid.
• The application forms are signed, notarized, and uploaded to the document folder in EnerGov.
• Any documents required by the local building official to determine that the fee owner has secured all other government approvals required by law.
• Application status is Prescreen Approved in EnerGov.

IMPORTANT: Once the application is submitted, you cannot make changes to the type of review selected. If you need a new review process, you must create a new permit application.

Outside Agency Approvals:
Outside agency approvals* are considered a prerequisite to having a complete and sufficient permit application. If your application is missing any of these approvals, City of Miramar staff will send you the following Prescreen Comment via EnerGov:

“To comply with the timelines for Florida Building Code (FBC) review under 553.792, F.S., the approval of other agencies and/or disciplines not regulated under the FBC must be obtained prior to FBC discipline review. Please note that once all external agencies have approved, resubmit the applicant task to have it routed to all FBC trades for review."

*The following disciplines are governed by the Florida Building Code: Building, Structural, Roofing, Electrical, Mechanical and Plumbing. Outside agency approvals, are defined as approvals outside the scope of these Florida Building Code disciplines, including requirements under local ordinance also fall within the outside agency category.

Prescreen Rejection Comments:
An “Application Completeness Check” will be conducted by the City of Miramar Staff within 5 City working days of receipt of your application. If you applications is not complete, you will be notified through the Online Portal and via email. You will then have the opportunity to provide the missing documents needed to proceed with plan review.

Summary of Applicable Plan Review Deadlines:

1. After an application is deemed complete, the City of Miramar’s initial review (first cycle) must adhere to the timelines based on the project type (30 days, 60 days, or as applicable) as per chart.
2. Applicant corrections: You must submit all reworked plans within 10 business days after receiving written notice via email. Failure to do so will result in the denial of your permit application, making it null and void.
3. If your corrections are provided within the specified timeline, for the second and all subsequent review cycles, the City of Miramar must approve or deny your permit application within 10 business days after receiving the corrected plans.

IMPORTANT: If the City of Miramar is unable to meet the specified review deadlines a reduction to the permit fee may apply.

• Applicants can avoid the stringent response deadlines imposed by the law and reduce the risk of their application being denied.
• Greater flexibility for applicants who may need more time to address any changes and/or corrections.
• The permitting process will continue as normal including concurrent reviews with outside agencies.

You will be given the opportunity to use the waiver as follows:

The City of Miramar’s Permitting Coordinator will send the following Review Comment via EnerGov: “Please indicate if you would like to proceed under the timelines outlined under §553.792, F.S., or waive the timeline requirements. Please upload the Waiver form if electing to waive timeline requirements.”
Please include notarized letter stating that “We are proceeding without a waiver” OR “Waiver signed, notarized, and uploaded to the documents folder named as WAIVER”

IMPORTANT: Waiver must be signed, notarized, and uploaded to the Documents folder in EnerGov.

Resources and Support

The following resources are provided to assist applicants, contractors, and residents with the permitting process and related compliance requirements.

City of Miramar

• City of Miramar Website
  Access general city information, departments, and services.

E-Permitting and Online Services

• E-Permitting / Citizen Self Service (CSS Portal)
  Submit permit applications, upload required documents, pay fees, request inspections, and view permit and inspection status online.
• Applications and Forms
  Review and download required permit applications, affidavits, and supporting forms prior to submitting an application through the e-permitting system. All required forms must be completed and uploaded for an application to be considered complete.

Compliance and Enforcement

• Building Code Compliance
  Addresses violations of the Florida Building Code, including unpermitted work and building safety issues.
• Code Compliance
  Addresses municipal code violations related to property maintenance, zoning, and other non-building code requirements.

All applicable violations must be resolved prior to permit issuance or final approval, as required.

Codes and Standards

• Florida Building Code
  Review applicable state building codes and construction requirements.

Building Division Contact Information

• Email: buildingpermitclerks@miramarfl.gov
• Phone: (954) 602-3200