Building Permit — Commercial Alteration / New Construction (master permit): Miami restaurant guide

City of Miami — Building Department

What it is

The master permit for build-out work (walls, kitchen, restrooms, hood, storefront). Plans are reviewed by building, zoning, fire, DERM and other disciplines.

When a restaurant needs it

Any work beyond paint, finishes and furniture.

How to apply

Start the application in iBuild, pay upfront fees, then upload signed and sealed plans to ePlan (ProjectDox) for review.

Documents you’ll need

Signed/sealed architectural, structural and MEP plans (Florida Building Code)
Life-safety / occupant load plan
Owner authorization and lease
Contractor qualifier information
Sewer Capacity Certification letter where flow increases
Approved Warrant/Exception or Certificate of Appropriateness if required

Fee

Varies — percentage of declared construction cost per the City of Miami Building Permit Fee Schedule. Upfront (dry run) fees are charged per $1,000 of estimated value, and 80% is credited to the permit fee.

Processing time

Varies; commonly several weeks to a few months depending on review cycles.

Renewal

Permit stays active while inspections progress; one-time.

Who files

Plans are sealed by a Florida-registered architect or engineer, and the permit is pulled by a licensed general contractor qualified with the City.

Good to know

The City limits owner-builder permits to owner-occupied one- and two-family homes, so a restaurant tenant cannot pull its own permit and needs a licensed contractor.

Official source

City of Miami — iBuild building permits · Building permit fee schedule

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Last reviewed 2026-10-06. Guidance only, not legal advice.