Plumbing Permit in Miami, Florida
It depends
Sometimes, depending on the project
Before new plumbing work, re-piping, sewer or water service work, or a water heater replacement; small repairs and listed fixture swaps by a licensed plumbing contractor need no permit.
Issued byCity of Miami Building Department
By Mario Bailey, verified against official sources
Quick answer
Plumbing work in the City of Miami needs a plumbing permit, except as City Code Sec. 10-5(b) lists: stopping leaks and clearing stoppages, repair work by a licensed plumbing contractor that does not exceed $2,500 in materials and labor, and, regardless of value when done by a licensed plumbing contractor, repair or replacement of faucets, toilets, bidets, sinks and lavatories, dishwashers, disposals, shut-off valves and residential pool equipment other than a pool heater. Replacing a concealed pipe that has failed is new work needing a permit.
Typical threshold: Value of materials and labor for plumbing repair work by a licensed plumbing contractor.
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When a permit is usually needed
Before new plumbing work, re-piping, sewer or water service work, or a water heater replacement; small repairs and listed fixture swaps by a licensed plumbing contractor need no permit.
What a plumbing permit costs in Miami
How Miami compares in Florida
| Jurisdiction | Permit needed? | Threshold |
|---|---|---|
| Alachua County | Permit required | Any size |
| 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 | Any size |
| Charlotte County | Permit required | Any size |
| Clay County | Permit required | Any size |
| 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.] |
| Miamithis page | It depends | Value of materials and labor for plumbing repair work by a licensed plumbing contractor |
How to apply in Miami
In Miami, 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, 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, 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. City of Miami Building Department sets the exact checklist for Miami.
Where to apply in Miami:
City of Miami Building Department
- Miami Riverside Center (MRC), 444 SW 2nd Avenue, 4th Floor, Miami, FL 33130
- Phone: (305) 416-1100
- Email: building@miamigov.com
Plumbing Permit in Miami compared with nearby Florida localities
| Locality | Permit needed? | Threshold | What each Florida schedule says | Verified |
|---|---|---|---|---|
| Miami | It depends | Value of materials and labor for plumbing repair work by a licensed plumbing contractor | "Residential less than estimated $2,500.00": $45.00 | |
| Alachua County | Permit required | Any size | 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. | ...Plumbing Permit Application fee table lists a Building Code Review fee of $75.00... | |
| Broward County | Permit required | Any size | Plumbing permit is the greater of a $125 minimum base fee or 3.0% of job value, per... | |
| Charlotte County | Permit required | Any size | 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, 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: 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: 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: 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: 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: 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: 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: 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 permit portal or by phone at (305) 416-1100.
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
- Confirm the requirement. Sometimes, depending on the project. Typical threshold: Value of materials and labor for plumbing repair work by a licensed plumbing contractor. Usually needed: Before new plumbing work, re-piping, sewer or water service work, or a water heater replacement; small repairs and listed fixture swaps by a licensed plumbing contractor need no permit.
- Budget the fee. Residential (up to 3 units) building, plumbing, mechanical and electrical permits: 0.50% of estimated construction cost; "Residential less than estimated $2,500.00": $45.00; "Minimum Permit Fee": $110.00; "All Permits non-refundable application fee": $40.00; "Dry run/Up-Front per $1,000.00 of estimated construction value": $2.80 (no up-front fee on residential work under $2,500); "Solid Waste Residential Surcharge" $0.22 per $100.00 of estimated cost (minimum $26.00, maximum $600.00). State and Miami-Dade County surcharges are extra. Exhibit C Fee Schedule, Building, Chapters 10, 17, 20, adopted by Resolution R-26-0200 (Ordinance 14456), April 23, 2026. Official fee schedule.
- Apply. In Miami, 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 permit portal.
- Keep the office details handy. City of Miami Building Department. Phone: (305) 416-1100. Address: Miami Riverside Center (MRC), 444 SW 2nd Avenue, 4th Floor, Miami, FL 33130.
- Plan for inspections. In Miami, 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 .
Frequently asked questions
- Do you need a plumbing permit in Miami?
- Plumbing work in the City of Miami needs a plumbing permit, except as City Code Sec. 10-5(b) lists: stopping leaks and clearing stoppages, repair work by a licensed plumbing contractor that does not exceed $2,500 in materials and labor, and, regardless of value when done by a licensed plumbing contractor, repair or replacement of faucets, toilets, bidets, sinks and lavatories, dishwashers, disposals, shut-off valves and residential pool equipment other than a pool heater. Replacing a concealed pipe that has failed is new work needing a permit. Value of materials and labor for plumbing repair work by a licensed plumbing contractor. Always confirm with the office before starting.
- How much does a plumbing permit cost in Miami?
- Residential (up to 3 units) building, plumbing, mechanical and electrical permits: 0.50% of estimated construction cost; "Residential less than estimated $2,500.00": $45.00; "Minimum Permit Fee": $110.00; "All Permits non-refundable application fee": $40.00; "Dry run/Up-Front per $1,000.00 of estimated construction value": $2.80 (no up-front fee on residential work under $2,500); "Solid Waste Residential Surcharge" $0.22 per $100.00 of estimated cost (minimum $26.00, maximum $600.00). State and Miami-Dade County surcharges are extra. Exhibit C Fee Schedule, Building, Chapters 10, 17, 20, adopted by Resolution R-26-0200 (Ordinance 14456), April 23, 2026. See the official fee schedule for current amounts.
- How long does a plumbing permit take in Miami?
- Easy Permits are issued immediately by email to a qualified contractor. Times can vary by workload and project scope, so confirm with the office.
- Where do you apply for a plumbing permit in Miami?
- You can apply through the Miami permit portal or contact the City of Miami Building Department directly. The links are listed on this page.
- Can a homeowner pull a plumbing permit themselves in Miami?
- 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 applies this before you apply.
From the Library
What else needs a permit in Miami
Every other permit type we have verified for this jurisdiction, with the rule that applies here.
| Project | Permit needed? | Threshold | Typical fee |
|---|---|---|---|
| Bathroom Remodel Permit | It depends | Finish work and listed fixture swaps versus a remodel | "Residential less than estimated $2,500.00": $45.00 |
| Deck Permit | Permit required | Any size | "Residential less than estimated $2,500.00": $45.00 |
| Electrical Permit | It depends | Listed repairs and like-for-like device replacements versus new wiring and circuits | "Residential less than estimated $2,500.00": $45.00 |
| EV Charger Permit | Permit required | Any size | "Residential less than estimated $2,500.00": $45.00 |
| Fence Permit | Permit required | Any size | "Residential less than estimated $2,500.00": $45.00 |
| HVAC Permit | It depends | Repairs and part replacements versus new or replacement equipment | "Residential less than estimated $2,500.00": $45.00 |
| Pool Permit | Permit required | Any size | "Residential less than estimated $2,500.00": $45.00 |
| Roof Replacement Permit | Permit required | Any size | "Residential less than estimated $2,500.00": $45.00 |
| Shed Permit | Permit required | Any size | "Residential less than estimated $2,500.00": $45.00 |
| Solar Permit | Permit required | Any size | All City building permit fees for solar panel installation are waived for residential... |
| Water Heater Permit | Permit required | Any size | "Residential less than estimated $2,500.00": $45.00 |
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 documents; the office above sets the local rules.
How this plumbing permit page for Miami was verified. 2 official sources: miami.gov, library.municode.com; fee schedule: official document. Last checked by Mario Bailey, not confirmed with City of Miami Building Department. Rules change; confirm before you build. How we verify.
Last checked: Report an error on this page
Compare Plumbing Permit requirements across Florida localities