Plumbing Permit in Miami-Dade County, Florida
Permit required
Yes, a permit is required
For all new plumbing installations or modifications
Issued byMiami-Dade County Department of Regulatory and Economic Resources
By Mario Bailey, verified against official sources
Quick answer
A plumbing permit is required for plumbing and gas work in Miami-Dade County including new fixtures, line modifications, and water heater replacements. Plumbing permits are subsidiary permits under a master permit. The county follows the Florida Building Code Plumbing volume. Applications are submitted through the EPS Portal by licensed contractors or eligible owner-builders.
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When a permit is usually needed
For all new plumbing installations or modifications
What a plumbing permit costs in Miami-Dade County
How Miami-Dade County compares in Florida
| Jurisdiction | Permit needed? | Threshold |
|---|---|---|
| Alachua County | Permit required | Not specified |
| Brevard County | It depends | Permits are required for the installation or replacement of water, sewer, or gas piping and systems; this does not include changing like-for-like water heaters or fixtures such as sinks. |
| Broward County | Permit required | Not specified |
| Charlotte County | Permit required | Not specified |
| Clay County | Permit required | Not specified |
| Collier County | Permit required | Permits shall not be required for the following: ... Plumbing: 1. Repair work performed by licensed plumbing contractors that does not exceed $1,500.00 in value of materials and labor. [Followed by 16 specific exempted repairs/replacements, e.g. faucets, water closets, sinks, garbage disposals, dishwashers, and like-for-like electric water heaters up to 52-gallon capacity.] |
| Miami-Dade Countythis page | Permit required | Not specified |
How to apply in Miami-Dade County
In Miami-Dade County, you apply for a residential plumbing permit at your local building department by filing an application that describes the scope of work and site, along with construction documents, before any regulated plumbing installation, alteration, or repair begins. Minor repairs that do not touch piping or fixtures are generally exempt, and once issued the permit only stays valid if work is started within its time limit.
What most plumbing permit applications include:
- For Miami-Dade County, a permit is required before any owner or authorized agent constructs, alters, repairs, removes, converts, or replaces a plumbing system regulated by the code (IRC R105.1).
- For Miami-Dade County, the application must identify and describe the work, describe the site, state the intended use and occupancy, and be signed by the applicant or an authorized agent (IRC R105.3).
- Two or more sets of construction documents must accompany the application, drawn with enough clarity to show the location, nature, and extent of the proposed plumbing work and how it will conform to code (IRC R106.1, R106.1.1).
- Minor plumbing repairs, such as clearing a stoppage or removing and resetting a water closet without rearranging pipes or fixtures, are exempt from permit (IRC R105.2).
- Once issued, a permit is only valid for a limited window, commonly 180 days, and becomes invalid if the work is not started or is abandoned within that time, though extensions can be requested (IRC R105.3.2, R105.5).
General submittal guidance from 2021 International Residential Code (IRC), Chapter 1 Scope and Administration, Sections R105 Permits and R106 Construction Documents. Source. Miami-Dade County Department of Regulatory and Economic Resources sets the exact checklist for Miami-Dade County.
Where to apply in Miami-Dade County:
Miami-Dade County Department of Regulatory and Economic Resources
- 11805 SW 26 Street, Miami, FL 33175
- Phone: (786) 315-2100
- Email: permitcenter@miamidade.gov
Plumbing Permit in Miami-Dade County compared with nearby Florida localities
| Locality | Permit needed? | Threshold | What each Florida schedule says | Verified |
|---|---|---|---|---|
| Miami-Dade County | Permit required | Not specified | Single family plumbing for new construction, additions or alterations is $0.140 per... | |
| Alachua County | Permit required | Not specified | No plumbing-specific flat fee is published | |
| Brevard County | It depends | Permits are required for the installation or replacement of water, sewer, or gas piping and systems; this does not include changing like-for-like water heaters or fixtures such as sinks. | Brevard's Residential Plumbing Permit Application fee table lists a Building Code Review... | |
| Broward County | Permit required | Not specified | Plumbing permit is the greater of a $125 minimum base fee or 3.0% of job value, per... | |
| Charlotte County | Permit required | Not specified | At application: flat fee $90, plus a building fee of 0.004 x ICC valuation (if valuation... |
Inspections and closing out your permit
In Miami-Dade County, plumbing inspections are timed to whatever is about to hide the pipe: underground and under-slab piping is checked before concrete covers it, rough-in piping is pressure or water tested before walls close up, and a final inspection checks every fixture and backflow protection once the work is complete.
- In Miami-Dade County: piping and equipment placed under a slab or floor must be in place and inspected before any concrete is poured or floor sheathing is installed over it (IRC R109.1.1.1).
- In Miami-Dade County: rough plumbing, along with the mechanical, gas, and electrical rough-in, must be inspected prior to covering or concealment and before fixtures or appliances are set (IRC R109.1.2).
- In Miami-Dade County: rough drain, waste, and vent (DWV) piping is tested with water, air, or (for plastic piping) a vacuum, and must show no evidence of leakage before it is closed in (IRC P2503.5.1).
- In Miami-Dade County: the water-distribution piping is tested and must hold tight under the system's working pressure, or under a 50 psi air test for non-plastic piping, before it is concealed (IRC P2503.7).
- In Miami-Dade County: the framing inspection cannot proceed until the plumbing rough inspection, along with the mechanical and electrical rough inspections, has been approved (IRC R109.1.4).
- In Miami-Dade County: at the final drainage test, each fixture is filled and then drained, and its traps and fixture connections must prove watertight by visual inspection (IRC P2503.5.2).
- In Miami-Dade County: final inspection is made after all work required by the permit is complete, and includes confirming backflow protection, such as vacuum breakers on hose bibbs, is installed (IRC R109.1.6, P2902.4.3).
Schedule each inspection in advance and pass the final before you use the work or close the permit. Request inspections through the Miami-Dade County permit portal or by phone at (786) 315-2100.
Inspection sequence from 2021 International Residential Code (IRC), Section R109 Inspections and Section P2503 Inspection and Tests. Source. An open permit left un-inspected can surface later in a title search or home sale.
Your Plumbing Permit checklist for Miami-Dade County
- Confirm the requirement. Yes, a permit is required. Usually needed: For all new plumbing installations or modifications.
- Budget the fee. Single family plumbing for new construction, additions or alterations is $0.140 per square foot of the master permit floor area subject to a $227.90 minimum plumbing permit fee, per the county plumbing and gas fee sheet (rev 9/25). Official fee schedule.
- Apply. In Miami-Dade County, you apply for a residential plumbing permit at your local building department by filing an application that describes the scope of work and site, along with construction documents, before any regulated plumbing installation, alteration, or repair begins. Minor repairs that do not touch piping or fixtures are generally exempt, and once issued the permit only stays valid if work is started within its time limit. Start at the Miami-Dade County permit portal.
- Keep the office details handy. Miami-Dade County Department of Regulatory and Economic Resources. Phone: (786) 315-2100. Address: 11805 SW 26 Street, Miami, FL 33175.
- Plan for inspections. In Miami-Dade County, plumbing inspections are timed to whatever is about to hide the pipe: underground and under-slab piping is checked before concrete covers it, rough-in piping is pressure or water tested before walls close up, and a final inspection checks every fixture and backflow protection once the work is complete.
Compiled from the official sources on this page. Last checked .
Permitting activity in Miami-Dade County
In 2024, Miami-Dade County authorized permits for 10,608 new residential housing units (2,231 single-family, 8,377 in multi-family buildings), valued at $4.2B, down from 12,781 the year before. That works out to about 3.7 permits per 1,000 residents.
Source: U.S. Census Bureau, Building Permits Survey, 2024 annual data · population 2,838,461.
About Miami-Dade County
Miami-Dade County has about 1,085,414 housing units. The median home is valued at $425,400, against a median household income of $68,694. About 52% of homes are owner-occupied, and the typical home was built around 1980.
Source: U.S. Census Bureau, American Community Survey 2023 5-year.
Frequently asked questions
- Do you need a plumbing permit in Miami-Dade County?
- A plumbing permit is required for plumbing and gas work in Miami-Dade County including new fixtures, line modifications, and water heater replacements. Plumbing permits are subsidiary permits under a master permit. The county follows the Florida Building Code Plumbing volume. Applications are submitted through the EPS Portal by licensed contractors or eligible owner-builders. Always confirm with the Miami-Dade County Department of Regulatory and Economic Resources before starting.
- How much does a plumbing permit cost in Miami-Dade County?
- Single family plumbing for new construction, additions or alterations is $0.140 per square foot of the master permit floor area subject to a $227.90 minimum plumbing permit fee, per the county plumbing and gas fee sheet (rev 9/25). See the official fee schedule for current amounts.
- Where do you apply for a plumbing permit in Miami-Dade County?
- You can apply through the Miami-Dade County permit portal or contact the Miami-Dade County Department of Regulatory and Economic Resources directly. The links are listed on this page.
- Can a homeowner pull a plumbing permit themselves in Miami-Dade County?
- Under Florida law (F.S. 489.103(7)(a)-(c)): Florida lets you pull your own permit as an owner-builder under section 489.103(7), Florida Statutes, which exempts property owners from the contractor licensing law when they act as their own contractor and provide direct, onsite supervision of all work not performed by licensed contractors. The exemption covers building or improving a one-family or two-family residence or a farm outbuilding for your own occupancy or use, and commercial buildings only up to a $75,000 cost, and the property may not be built or improved for sale or lease. If you sell or lease the property within 1 year after completing the work, the law presumes it was built for sale or lease, which violates the exemption. To qualify, you must personally appear and sign the building permit application and sign a state-prescribed disclosure statement acknowledging that you are the party legally and financially responsible for the construction, that you must provide direct, onsite supervision, and that unlicensed people you use must be your own employees, bringing federal tax withholding and workers' compensation obligations. You may not hire an unlicensed person to act as your contractor and may not delegate supervision to anyone who is not licensed for the work being done; if these requirements are violated, the local permitting agency shall withhold final approval, revoke the permit, or pursue unlicensed-activity remedies. A separate narrow branch of the exemption also lets an owner take over and complete a permit on a one-family or two-family residence when the original contractor substantially completed the project. Confirm how Miami-Dade County applies this before you apply.
From the Library
What else needs a permit in Miami-Dade County
Every other permit type we have verified for this jurisdiction, with the rule that applies here.
| Project | Permit needed? | Threshold | Typical fee |
|---|---|---|---|
| Deck Permit | It depends | wood deck 18 inches or less above ground is exempt; decks higher than 18 inches require a building permit | No dedicated deck line |
| Electrical Permit | Permit required | Not specified | Residential wiring for new construction, additions, repairs and alterations is $0.11 per... |
| Fence Permit | Permit required | Not specified | Fence type determines permit type: wood and masonry fences require a Building Permit... |
| HVAC Permit | Permit required | Not specified | An exact change out air conditioning system is charged $24.17 per ton subject to a... |
| Patio Permit | It depends | open concrete slabs and pavers outside the building do not require a building permit; roofed or screened patio enclosures require a permit | No dedicated patio line |
| Pool Permit | Permit required | Not specified | Installation of a residential swimming pool or spa carries a flat $640 building permit... |
| Roof Replacement Permit | It depends | under F.S. 553.79(1)(g) (HB 803, ch. 2026-63, effective 2026-07-01), work valued at less than $7,500 on a single-family dwelling qualifies for exemption upon a written exemption request with documentation of the nature and value of the work; the exemption excludes electrical, plumbing, structural, mechanical, and gas work and any property in a flood hazard area; the statute does not name roofing, so a non-structural reroof under that value can qualify; confirm with Miami-Dade County Department of Regulatory and Economic Resources. Much of Miami-Dade County lies in flood hazard areas where this exemption does not apply. | Re-roofing is charged per square foot of roof coverage including overhangs at $0.11 for... |
| Shed Permit | Permit required | only one utility shed up to 400 sq ft permitted per residential lot under County Code Section 33-20(k) | A prefabricated utility shed over 100 sq ft carries a flat $147 building permit fee |
| Solar Permit | Permit required | Not specified | Roof mounted solar photovoltaic systems are $365.63 per system, or $250 per system using... |
Plumbing Permit in other Florida localities
Everything above, sourced
Code references
National and state model-code sections the general guidance on this page is drawn from. They are not Miami-Dade County documents; the office above sets the local rules.
How this plumbing permit page for Miami-Dade County was verified. 2 official sources: miamidade.gov, miamidade.gov; fee schedule: official document. Last checked by Mario Bailey, not confirmed with Miami-Dade County Department of Regulatory and Economic Resources. Rules change; confirm before you build. How we verify.
Last checked: Report an error on this page
Compare Plumbing Permit requirements across Florida localities
Permit office
Miami-Dade County Department of Regulatory and Economic Resources
(786) 315-2100Permit portalFlorida rule changes
- Broward County, FL updates building permit fee schedule (Ordinance 2025-038)
Ord. 2025-038 ·
- Florida waives permits for small single-family jobs under $7,500 (HB 803)
ch. 2026-63 (HB 803), F.S. 553.79 ·