Starting a new construction project in South Florida is exciting — but the permit process can be overwhelming if you have never been through it. Here is a complete step-by-step guide to what to expect when permitting new construction in Miami-Dade, Broward, or Palm Beach County in 2026.
Step 1: Design and Engineering
Every new construction permit application starts with complete signed and sealed construction drawings prepared by a Florida-licensed architect and engineer. The drawing set typically includes site plans, architectural floor plans and elevations, structural drawings with foundation and framing details, mechanical drawings for HVAC, electrical drawings, plumbing drawings, and energy compliance documentation.
Step 2: Zoning and HOA Approvals
Before submitting to the building department, your project must comply with local zoning requirements covering setbacks, lot coverage, building height, and use restrictions. If your property is part of a homeowners association or condo association, HOA approval is required separately and often takes several weeks.
Step 3: Permit Application Submission
Once plans are complete and zoning is verified, the permit application package is submitted to the local building department. The package includes the application form, signed and sealed plans, contractor licensing and insurance documentation, Florida Product Approval documentation for windows, doors, and roofing materials, energy code compliance forms, and applicable fees.
Step 4: Plan Review
The building department conducts a multi-discipline review of the plans typically covering structural, electrical, plumbing, mechanical, fire, and energy compliance. Reviews are typically completed within 2 to 6 weeks for residential new construction depending on the municipality.
Step 5: Plan Review Corrections
If the reviewer identifies code issues, they issue “comments” that must be addressed before the permit is approved. Each correction cycle typically adds 1 to 2 weeks to the timeline.
Step 6: Permit Issuance
Once all reviews are clear, the building department issues the permit and the project can begin. Permit fees are paid at this stage based on construction value.
Step 7: Required Inspections
New construction requires multiple inspections at specific milestones — typically foundation, slab, framing, mechanical/electrical/plumbing rough-ins, insulation, drywall, and final. Each inspection must pass before work can proceed to the next phase.
Step 8: Certificate of Occupancy
After all inspections pass and all permits close out, the building department issues a Certificate of Occupancy (CO) authorizing the building for legal use and occupancy.
How IG Permit Expeditors Streamlines This Process
We handle every step from engineering coordination through final CO, manage all submissions and corrections, and schedule inspections directly with the building department. Call (305) 686-9924 or request a free consultation.