What needs a permit and what usually doesn't
Changes to the plumbing, wiring or structure draw the line, not the size of the job. Here is how the exemption lists of Miami-Dade County, the City of Miami and Broward treat the common pieces of a bathroom.
| Work | Usually | Detail |
|---|---|---|
| New toilet, sink or faucet in the same place | Exempt | Done by a licensed plumber; Miami Beach allows up to two fixtures without a permit unless the job is tied to a master permit |
| New floor tile over the slab | Exempt in a house | In the City of Miami only for single-family homes and duplexes |
| New vanity or bath cabinet | Exempt as a cabinet | The plumbing or wiring behind it can still need a permit |
| Moving a drain, supply line or fixture | Permit | Broward asks for drawings when a fixture is relocated |
| New or moved wall, new circuit | Permit | Plus framing and electrical inspections |
| Concealed pipe that failed and has to be replaced | Permit | Miami-Dade treats it as new work, inspected like any other |
| New exhaust fan in Broward | Permit | Shown on the plans under a mechanical permit |
Most full remodels land in the bottom half of that table: once the shower drain moves or the vanity wall gets a new GFCI circuit, the job is permitted work. Rules shift by city, so we confirm yours before pricing.
Who issues the permit
The building department of the place where the home sits issues it, and in South Florida that is not always a city. Each municipality in Miami-Dade, such as Miami, Coral Gables, Miami Beach or Hialeah, has its own department. Unincorporated areas go to Miami-Dade County, which is the case for most addresses in Kendall, where the county handles permits. Broward works the same way: every city runs its own office, as Fort Lauderdale does for its homes and condos, and Broward County covers the unincorporated land.
In Broward cities like Pompano Beach, each trade goes on its own application, signed by a contractor licensed in that trade. Who is allowed to do which part of the job under Florida law is explained on our remodel process page.
Coral Gables asks for more
Coral Gables files a bathroom remodel as an interior build-out with plumbing and electrical sub-permits required, and a mechanical one when the fan or ductwork changes. The city wants floor plans of the existing and proposed bathroom. Inspections run from framing and drywall through sound proofing and each rough-in to the finals. Older homes there bring their own design rules, covered on the page for bathroom remodeling in Coral Gables.
Florida's 2026 exemption rarely covers a bathroom
Since July 1, 2026, owners of single-family homes can ask for a permit exemption on projects under $7,500, with a form and written approval before work starts. It does not apply to condos or multifamily buildings, to plumbing, electrical, mechanical, gas or structural work, or to homes in a flood zone, and a job cannot be split to qualify. Since almost every bathroom remodel touches plumbing or wiring, we plan on a regular permit.
Condos add the association
In a condo, the association approves the work in writing, and several cities want that letter with the permit application. Miami Beach has required an association authorization letter for any work inside a unit since March 14, 2022. Coral Gables and Aventura ask for one with the permit, and so do Broward cities such as Pompano Beach.
Above the ground floor, a new tile floor usually needs an approved sound-control underlayment; Pompano Beach sets the tested floor assembly at STC 50 and IIC 50 or better. Any work on the slab, the risers or other shared elements needs the association's written OK before it starts. How the building's rules work, from the service elevator to slab scanning, is on the condo bathroom remodel page.
Notice of Commencement
Florida's lien law uses a form called the Notice of Commencement, which the owner records before work begins, with a copy posted at the job. When the direct contract is over $5,000, a recorded copy has to be filed with the building department before the first inspection; inspections after that are not approved without it. It does not have to be recorded before the permit is issued. We walk you through the form when you sign.
The 10 % deposit rule
A residential contractor who takes more than 10 % of the contract price up front has to apply for the permits within 30 days and start the work within 90 days of the permit being issued, under Florida Statute 489.126, unless there is just cause or a written agreement. It is a fair question to ask anyone before you hand over a deposit.
Frequently asked questions
Do I need a permit to replace a bathroom vanity?
Usually not for the cabinet itself, although the City of Miami limits that exemption to single-family homes and duplexes. New plumbing, a vent or a circuit that goes with it does need a permit.
Who records the Notice of Commencement, the owner or the contractor?
The owner records it, since it concerns the owner's property, and we remind you before the first inspection comes up.
What if demo uncovers a broken pipe inside the wall?
When a concealed drain, supply or vent line has failed and has to be replaced, Miami-Dade counts it as new work. We stop, show you the pipe, price the repair and add it to the permit before the wall is closed.
Can I send photos before you visit to find out about permits?
Yes. Photos and a note on what you want to change tell us whether it is permitted work and which office handles it. Use the free estimate form and include the address so we know the jurisdiction.
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