Miami Building Permit Search & History Reports

Miami operates a two-jurisdiction system that trips up even experienced investors: properties in unincorporated Miami-Dade (folio numbers starting with "30") use the RER EPS Portal, while properties in the City of Miami use the City of Miami ePlan/iBuild portal. A Notice of Commencement (NOC) must be recorded with the Clerk of Courts before the first inspection on any project over $5,000 — this is a Florida state requirement and skipping it can void permits. For pre-2006 buildings, paper records must be pulled from the Microfilm and Plans Library in person.

Records available

What's included in a Miami permit search.

Miami-Dade County RER permits for unincorporated county (folio "30" prefix); City of Miami permits for city properties; contractor licensing, NOC filings, and inspection history where available.

Source: Miami-Dade RER EPS Portal / City of Miami ePlan https://www.miamidade.gov/Apps/RER/ePermits/

Permit type and scope of work Full description of the work covered by each permit
Issue date, final date, current status Track open vs. finaled vs. expired permits
Contractor name & license Where recorded — required for FL permits
Original PDF document (Premium tier) Certified copy from Miami-Dade RER EPS Portal / City of Miami ePlan

Coverage limits

What this search does not include.

City of Miami properties (use City portal, not RER); Broward, Palm Beach, or Monroe County records; permits still in pre-application review.

Outside Miami, FL jurisdiction Adjacent counties and municipalities use separate systems
Pending / in-review permits Not yet issued — not in the public records database
Unpermitted work Not in the records — flagged via history gaps, not direct data
Voided / expired (cleared) records Miami may clear old records from public view after a retention period

Common questions

Frequently asked about Miami permits.

How do I know which portal to use for a Miami property?

Check the property folio number. Folios starting with "30" = unincorporated Miami-Dade, use RER EPS Portal. City of Miami folios use the City ePlan system. This is the #1 pain point for Miami property research.

What is a Notice of Commencement (NOC)?

Florida requires a recorded NOC before the first inspection for any project over $5,000. It's filed with the Clerk of Courts and must be posted on the job site. Our report includes NOC status where recorded.

How far back do Miami-Dade records go?

RER EPS Portal has records from the early 2000s onward. Pre-2006 records for many properties are in paper format at the Microfilm and Plans Library — in-person pull required.

Can unpermitted additions be detected in Miami?

Yes — cross-reference permit history with the Miami-Dade County Property Appraiser records. FEMA flood zone designation status and elevation certificates also provide indicators of construction history.

Are flood zone compliance notes included?

FEMA flood zone designations are part of the Miami-Dade regulatory record. Projects in Special Flood Hazard Areas (SFHAs) require additional review and elevation certificates — our Premium report includes these where available.

Miami Building Permit Search & History Reports

What's included in a Miami permit search.

What this search does not include.

Frequently asked about Miami permits.

Get permit data for Miami, FL.