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Work Without A Building Permit


Everyone is always trying to save a buck, and many a home owner, as well as,  business owner looks at a small job and assumes a building permit isn’t nessecary. In Florida, and especially South Florida, you had better do your homework before you decide to do work without a building permit.

Section 105.1 of the Florida Building Code specifically states; Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any required impact-resistant coverings, electrical, gas, mechanical or plumbing system, the installation of which is regulated by this code, or to cause any such work to be done, shall first make application to the building official and obtain the required permit.

Now you are saying to yourself that I am not doing any of that. It is just a minor repair. Section 105.2.2 of the Florida Building Code specifically states; Ordinary minor repairs may be made with the approval of the building official without a permit, provided the repairs do not include the cutting away of any wall, partition or portion thereof, the removal or cutting of any structural beam or load-bearing support, or the removal or change of any required means of egress, or rearrangement of parts of a structure affecting the egress requirements; additionally, ordinary minor repairs shall not include addition to, alteration of, replacement or relocation of any standpipe, water supply, sewer, drainage, drain leader, gas, soil, waste, vent or similar piping, electric wiring systems or mechanical equipment or other work affecting public health or general safety, and such repairs shall not violate any of the provisions of the technical codes.

Guess what! You had better call, or even better, visit your Building Department before you do any work. You can get misleading information over the phone. That section of the Florida Building Code says that you need to get approval to do work without a permit. In today’s big brother world of big intrusive government you need approval, which will permit you,…. to not get a permit,… and permit you to do the work without a Building Permit.  I am sure your head is about ready to explode at this point! Something as simple as painting  your house will probably require a permit, and more than likely, you will have to use a color that is approved by your local government.

If you do work without a building permit, it can cost you. Big time! Double fees at a minimum. Possible fines assessed on a daily basis until you are issued an approved permit. Last but not least, liens on your property. On top of all this you still may be required to remove the work you did because it does not meet the code, encroaches on  setbacks or easements, or just simply violates zoning restrictions.

Permit Source can help with Building Permit issues in Miami-Dade, Broward or Palm Beach County. Feel free to post your question or comment here.

Class II Permits – City of Miami


Do not let this happen to you!

The gentleman in the photo was attempting to apply for a Class II Permit in the City of Miami and did not follow the procedure. Like everything in government, the process is tedious, bureaucratic and often times absurd, but if you do not follow the exact procedure, every step of the way, you will be turned away.

Class II Basics

The City of Miami has designated areas of the City as “Special Districts”. Some of these districts overlap. You can go to their website and view the zoning map which indicates the special districts but it will probably give you a headache looking at it and trying to figure out if you need to apply for a Class II Permit. The reality is that if what you are doing is downtown, along the Biscayne Boulevard corridor, in the Grove, along Coral Way or Southwest 8th Street, it probably requires a Class II Permit. It would be worth your time to stop at their Zoning Department on the 4th floor of City Hall, and review the location and scope of your project with a Zoning representative.

You need to be aware that a Class II Permit is in addition to the Building Permit and the review process between the two are linked. I would suggest that you bring your Class II Application package with your Building Permit Application to begin the review process.

This is a link to to the City of Miami website and overview on Class II Permits. I am also including a link to their website page with the application form. The form explains the procedure and supporting documents that are required as a part of the submission package. These documents are in addition too the Building Permit documents. As always, if you need any assistance, or would like to have Permit Source handle the application process for you, feel free to contact us.

Once you actually get your application accepted you can track the progress by going the this page.