How Miami Beach Permitting Works
Civic Access portal
Miami Beach's Civic Access (EnerGov) portal is where you apply, upload plans, pay, and download approved plans and permit cards.
The FEMA 50% rule looks back a full year
Miami Beach adds up permit values over the past 12 months. If they reach 50% of the building's value, the work is a substantial improvement and the whole building must meet current flood rules. Phasing the work doesn't get around it.
Current elevation certificates
Elevation certificates must be on the current FEMA form, and the city's floodplain staff review flood documentation closely.
Historic districts and design review
Much of Miami Beach sits in historic districts. Exterior work on historic or design-review properties may need board approval before a building permit is issued.
Private providers
Starting July 1, 2026, private provider firms must register through Miami-Dade County's system, and larger projects require a pre-construction meeting with the city.
How we help in Miami Beach
We check your project against the 50% rule and board requirements before submittal, then manage Civic Access through approval. The Building Department is at 1700 Convention Center Dr.