Introduction
Whether you are replacing a shingle roof, installing a new metal system, or making a structural repair, Miami’s building officials treat roofing work as a regulated construction activity. In most cases a building permit is required for any new roof, re‑roof, or significant repair on both residential and commercial properties. This guide explains when a permit is needed, how the City of Miami and Miami‑Dade County handle roofing permits, the documents you must submit, fee structures, and the special hurricane‑zone requirements that affect virtually every roof in South Florida.
When Does Miami Require a Roofing Permit?
Both the City of Miami and Miami‑Dade County follow the Florida Building Code (FBC) and local amendments. A roofing permit is generally required for any of the following actions:
- Installation of a brand‑new roof on an existing structure.
- Re‑roofing (removing the existing roof and installing a new roof system).
- Major repairs that involve structural changes, such as replacing decking, adding a secondary water barrier, or changing roof slope.
- Installation of roof‑mounted equipment (solar panels, HVAC units, skylights) that alters the roof’s load or penetrations.
- Any work that changes the roof’s material, shape, or wind‑uplift design.
Minor repairs—such as replacing a few damaged shingles, fixing a small leak, or cleaning gutters—typically do not require a permit, but the homeowner should verify with the local building department because the definition of “minor” can vary by jurisdiction.
City of Miami Roofing Permit Requirements
1. Verify the Project Is Within City Limits
Before you begin, confirm that the property’s address falls inside the City of Miami. The city’s GIS tool can be used to locate the property’s folio number; a folio that begins with “‑01” indicates a city address.
2. Required Documents
- Uniform Roofing Application (online form).
- Miami‑Dade County Notice of Acceptance (NOA) or a Florida Product Approval for every roofing material you plan to use.
- Contractor’s license information (or owner‑builder documentation for qualified homeowners).
- Signed and notarized application (if you choose to submit paperwork in person).
- Any required design calculations, especially for high‑velocity hurricane zone (HVHZ) roofs.
3. Owner‑Builder Option
Homeowners may act as the contractor for shingle‑roof projects. This requires passing a written exam and an interview with the building department. The owner‑builder pathway is limited to shingle roofs only.
4. Application Process (iBuild/ePlan)
- Create an iBuild account and start a new “Building Application”.
- Enter project details, attach the Uniform Roofing Application, NOA documents, and any design calculations.
- Designate a “main point of contact” (often the contractor) to receive e‑plan review emails.
- Pay the upfront fee, which is based on the total project cost. Projects under $2,500 have no upfront fee.
- Submit the package electronically or in person at the Building Department, 444 SW 2nd Ave, 4th Floor.
- The city pre‑screens the submission, then conducts a formal review (up to 14 business days).
- Address any reviewer comments, re‑upload corrected documents, and await final approval.
- Pay any re‑review fees, pull the permit, and print the permit card. The card must remain on‑site at all times.
5. Fees
The City of Miami calculates the upfront fee as a percentage of the total construction cost. For residential projects under $2,500 the fee is waived. Additional re‑review or inspection fees may apply after the initial review.
6. Inspections
Two mandatory inspections are typical:
- Rough‑in Inspection – after decking, underlayment, and any required secondary water barrier are installed.
- Final Inspection – after the roof covering, flashing, and all penetrations are completed.
All inspections must be scheduled through the city’s e‑plan portal, and the permit holder (or contractor) must be present.
Miami‑Dade County (Unincorporated Areas) Roofing Permit Requirements
1. Who Must Apply
If the property is outside the City of Miami but within Miami‑Dade County (the unincorporated area), the county’s Building Department handles roofing permits. The same HVHZ rules apply because the entire county is designated a high‑velocity hurricane zone.
2. Required Forms and Documents
- Uniform Roofing Permit Application (PDF available on the county website).
- Ridge‑ventilation calculations (balanced ventilation required).
- HVHZ specific forms (Sections A‑E) depending on roof type (shingle, tile, metal, single‑ply, etc.).
- Product approvals or NOA for all roofing components.
- Hurricane‑mitigation affidavits (roof‑to‑wall connection, secondary water barrier, deck attachment).
- Owner’s Notification for Roofing Considerations (required for re‑roofing).
3. E‑Permitting System
Qualified contractors create an account on the county’s E‑Permitting portal. The portal allows contractors to submit applications, upload the required PDFs, pay fees, and print the permit card without visiting a physical office.
4. Fee Structure
Miami‑Dade County determines roofing permit fees based on the total project cost and the type of roof. The county’s Building Fee Schedules outline the exact percentages. Fees also include ancillary charges from DERM, fire rescue, and other service agencies.
5. Review Timeline
Electronic submissions are typically reviewed within 10‑14 business days. The county may request additional calculations or revised drawings before issuing the permit.
6. Inspections
Similar to the city, the county requires a rough‑in and final inspection. For HVHZ roofs, the inspector will verify the presence of a secondary water barrier and proper roof‑to‑wall connections.
Key Hurricane‑Zone (HVHZ) Requirements for All Miami Roofs
Because Miami lies in the High Velocity Hurricane Zone, the following items are mandatory for any new roof or major re‑roof:
- Secondary Water Barrier – an additional waterproof layer installed over the roof deck.
- Roof‑to‑Wall Connections – engineered connections that resist uplift forces.
- Ventilation Balance – the total under‑eave (soffit) ventilation must equal or exceed ridge ventilation.
- Product Approvals – all roofing components must have a Florida Product Approval or a Miami‑Dade NOA.
Failure to meet these requirements can result in permit denial, re‑inspection fees, or, after construction, a violation notice.
Step‑by‑Step Checklist for Homeowners
- Confirm whether the property is within the City of Miami or unincorporated Miami‑Dade County.
- Gather the property’s folio number (city) or parcel ID (county).
- Choose a licensed roofing contractor familiar with HVHZ requirements.
- Obtain product approvals/NOA for all roofing materials.
- Complete the appropriate Uniform Roofing Application (city or county).
- Prepare required calculations (ridge ventilation, wind uplift, tile moment calculations).
- Submit the application online (iBuild for the city, E‑Permitting for the county) and pay the upfront fee.
- Respond promptly to any reviewer comments.
- Schedule and pass the rough‑in inspection.
- Complete the roof, schedule the final inspection, and obtain the signed permit card.
- Keep the permit card on‑site for the life of the roof.
Frequently Asked Questions
Do I need a permit for a small shingle repair?
If the repair involves replacing fewer than three squares (≈300 sq ft) and does not alter the roof’s structure, most jurisdictions consider it a minor repair and do not require a permit. However, verify with the building department because some neighborhoods have stricter rules.
Can a homeowner act as the contractor?
In the City of Miami, homeowners may act as the contractor for shingle‑roof projects after passing an exam and interview. Miami‑Dade County does not offer an owner‑builder pathway; a licensed contractor must be used.
What are the penalties for building without a permit?
Both the city and county can issue a civil violation notice, impose fines, and require the work to be stopped or removed. Unpermitted work also jeopardizes insurance coverage and resale value.
How long does the review process take?
City of Miami: up to 14 business days for the first review cycle. Miami‑Dade County: typically 10‑14 business days for electronic submissions.
Are there any special considerations for flat or low‑slope roofs?
Low‑slope roofs must include a secondary water barrier, proper drainage details, and may require additional HVHZ forms (Sections C‑E). The county’s roofing‑permit PDF outlines the exact checklist for low‑slope assemblies.