Guide · Short answer
Building permits in Hialeah
what the city requires, step by step
In Hialeah, permits are filed with the City's Building Department. Its official general requirements sheet asks for a signed and notarized application and, for most jobs, two updated surveys and two sets of plans.
An “updated survey” is, per the city, one done by a professional land surveyor no older than 6 months. The fee is charged up front with no refunds, and the permit expires 6 months after the last approved inspection.
Guide
Step by step
- Signed and notarized applicationFill out, sign and notarize the permit application and owner affidavits. For a condominium, the Association authorization letter with the president's notarized signature is required.
- Owner-builder or contractor?To apply as owner-builder on residential property, the owner must reside at the property and bring a Florida driver's license with that address. On commercial property, a tenant may improve without a contractor only if the area is no more than 500 sq. ft., the value is under $5,000 and it is non-structural.
- Surveys and plansFor residential additions or alterations: 2 updated surveys and 2 copies of plans. Fences, pools, sheds, slabs and walkways also require 2 updated surveys.
- Notice of CommencementWhen the job value is $2,500 or more, a Notice of Commencement must be filed with the Miami-Dade County Recorder and be at the job site for the first inspection.
- Upfront feeThe city charges the fee when you apply and does not refund it, so the package should be complete from the start.
- Inspections and expirationOnce issued, the contractor or owner-builder requests all required inspections, including the final. The permit expires 6 months after the last approved inspection.
What the official sources say
- Residential owner-builder: the owner must reside at the property and bring a Florida driver's license with the same address. [1]
- Notice of Commencement when the job value is $2,500 or more, filed with the Miami-Dade County Recorder. [1]
- Building permit applications require an upfront fee with no refunds. [1]
- The permit expires 6 months after the last approved inspection. [1]
- Updated survey = done by a professional land surveyor, no older than 6 months. [1]
- To legalize a structure built without a permit, the city refers to its violation-case instructions. [1]
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Permits in Hialeah
Can I pull the permit myself?
On residential property, yes, as owner-builder, if you live at the property and your Florida license shows that address. Some work, such as signs or paving, the city reserves for contractors.
What is an updated survey?
A map of the property with boundaries, areas and elevations done by a professional land surveyor no older than 6 months. If yours is older, it must be updated.
What if the work is already built without a permit?
Additions or alterations require 2 surveys and 2 sets of plans, and the city refers to its violation-case instructions. See our legalization guide.
Official sources
Checked on October 29, 2026. Rules change: always confirm with your city or the County. This guide is informational and is not legal advice.
- City of Hialeah · General Permit Requirements (PDF)
- City of Hialeah · Building Department
- Florida Building Code 2023 (8th ed.), Building, Chapter 1