How Long Do Building Permits Take in Broward and Miami-Dade?

"How long will the permit take?" is one of the first questions every homeowner asks, and the honest answer used to be "it depends." It still depends, but Florida law now puts real limits on how long a building department can sit on a complete application, and it gives you money back when they miss them.

Here are the deadlines, how they work in practice, and the things that actually slow permits down in Broward and Miami-Dade.

The state deadlines

When the clock starts, and what stops it

1. Completeness check. Within 5 business days of receiving your application, the department must tell you in writing what is missing under its published requirements. If it does not, the application is treated as complete.
2. Review. The deadline for your project type runs from a complete application.
3. Deficiency notice. If the reviewers find code problems, they send a written notice listing them before the deadline. You then have 10 business days to submit corrections, or the application can be denied.
4. Resubmittal. After you resubmit on time, the department has 10 business days to approve or deny.

Why real timelines run longer

The statute covers the building department's review. Most of the delay we see comes from everything around it:

• Incomplete drawings. Every round of corrections adds time on both sides. Complete, coordinated drawings are the single best way to speed up a permit.
• Zoning review. Setbacks, lot coverage and parking are checked by zoning, often before or alongside building review.
• HOA and condo approvals. These run separately. Since July 2026, an HOA cannot require a permit before it reviews your plans, which lets both move together; our post on HOA approval explains.
• Design and historic boards. Cities like Coral Gables require design approval before the permit.
• Flood zones. Elevation certificates and substantial improvement reviews add steps for older homes in flood zones.
• Beachfront property. Work seaward of the Coastal Construction Control Line needs a state permit as well.
• Product approvals. Windows, doors and roofing in the High-Velocity Hurricane Zone need current Miami-Dade NOAs, and an expired or missing approval stops review.

Private providers

Florida lets the owner, or the contractor with the owner's written authorization, hire a licensed private provider for plan review, inspections or both under Florida Statute 553.791. When a private provider does the plan review, the building department must flag incomplete forms within 10 business days, or 5 business days for a single-trade review on a one- or two-family home, or the permit is considered approved. The department also has to reduce its fees for the work it no longer does. It adds a cost of its own, so it makes the most sense on larger or time-sensitive projects.

Small jobs

Some small jobs no longer need a permit at all. Since July 1, 2026, single-family homeowners can ask for an exemption for certain work under $7,500, with important exceptions such as flood zones and electrical, plumbing, structural, mechanical and gas work. Our permit guide explains what qualifies.

How to get a permit faster

• Submit complete, coordinated drawings with every product approval attached.
• Answer the completeness and deficiency notices quickly; your response time counts against your schedule, not theirs.
• Start HOA, design board and other approvals early so they are not waiting on each other.
• Use a contractor who pulls permits in your city regularly and knows its reviewers' common comments.

The bottom line

Florida's deadlines put a ceiling on building department review: 5, 30 or 60 business days depending on the project, with refunds when they are missed. The total time from idea to permit depends mostly on how complete your drawings are and how many other approvals the property needs. We pull permits across Broward, Miami-Dade and Palm Beach for remodels, additions and new homes, and we plan the approvals into the schedule from the start. Tell us about your project.