For many construction and renovation projects in Miami, navigating the permitting process can be confusing and time‑intensive. Knowing how permit runner or permit expediter services work — and how they relate to official government requirements — can save time, money, and frustration.

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What is a permit runner or permit expediter?

A permit runner or permit expediter helps property owners, contractors, and architects navigate the permitting process with the City of Miami and Miami‑Dade County. These professionals prepare and submit required documents, coordinate with departments, and help manage plan review comments. They work with digital systems such as the City’s iBuild Portal to track application status, submit revisions, and manage permit intake. The iBuild Portal is the official online permitting platform for the City of Miami where applicants can submit and manage building permits electronically. City of Miami

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Does Miami require permit expediters to be registered?

Yes. In the City of Miami, a permit expediter must register with the Building Department before initiating projects on behalf of others. Registration is completed through the iBuild Portal, and a unique Permit Expediter Registration number is issued once approved. This ensures that the professional is authorized to interact with the permitting system on behalf of clients. City of Miami

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What services does a permit expediter provide?

A permit expediter typically handles:

• Preparation and submission of complex building permit applications
• Coordination with various departments, including zoning, floodplain, and environmental review
• Uploading revised plans and responding to reviewer comments
• Tracking application and plan review status through systems like iBuild or ProjectDox
  These tasks streamline a project’s permitting process and help avoid common errors that lead to delays. City of Miami

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How long does the permit review process take in Miami?

Under the City of Miami’s permitting procedures, the first review cycle for a building permit application usually takes about 14 business days after documents are received and accepted. Special permit applications may take longer. City of Miami

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Do expediters handle both residential and commercial permits?

Permit expediters work with a wide range of permit types, including residential and commercial, but the scope of requirements varies by project type. Regardless of the project, expediters help clients use the same official permitting systems such as iBuild and coordinate responses to different agency reviews. City of Miami

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What happens if work begins without a permit?

The City of Miami’s permitting information emphasizes that work performed without a permit can lead to code violations and enforcement actions. It is the responsibility of the property owner or contractor to obtain proper permits and schedule required inspections via official portals such as iBuild. City of Miami

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How can I apply for permits myself?

Homeowners and contractors can apply for permits through the City of Miami’s iBuild Portal, which allows application submissions, plan uploads, and permit tracking in one place. Anyone planning a project must create an iBuild account to access permitting services. City of Miami

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Are there training resources available?

Yes. The City of Miami offers permitting and electronic plan review training for homeowners, contractors, and permit expediters. These sessions, both in‑person and virtual, help users understand how to navigate the permitting process and use systems like ePlan and iBuild effectively. City of Miami

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Do these services apply outside Miami proper?

Yes. Miami‑Dade County also supports permit applications and plan reviews through its own portals and online services. For county permits, residents and contractors can submit and track permits using Miami‑Dade’s online systems and check permit status via official tools. Miami-Dade County

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Quick Facts

• Permit expediters must be registered with the City of Miami to start permit projects. City of Miami
• The City’s official permitting system is the iBuild Portal. City of Miami
• Standard review cycles for permits can take about 14 business days. City of Miami
• Training resources are available through the City for those needing guidance. City of Miami

Register as a Permit Expediter

Are you a permit expediter working on projects in the City of Miami? Permit Expediters must be registered with the City prior to initiating a project within our jurisdiction pursuant to City of Miami Ordinance 14279. There is no cost for registration, however you must provide proof of a valid Business Tax Receipt/Occupational License for yourself or your company. Once you have provided all required documentation, finalizing your registration usually takes approximately 2-3 business days. Registration is completed through the iBuild Portal and a unique Permit Expediter Registration number is issued during registration. Keep a record of your unique number, this number is required during application intake in the Primary Point of Contact section.

NOTE: If you are a registered Permit Expediter, and you have not received an email with your unique registration number, please check your spam folder or contact us at permitexpediters@miamigov.com.

Clarification

Toparchmiami.com is not a Permit Runner nor Permit Expeditor. For official registration and permitting information, visit the City of Miami’s permit expeditor registration page:
https://www.miami.gov/Permits-Construction/Register-as-a-Permit-Expediter

Location: Miami Riverside Center
444 SW 2nd Ave, 4th floor
Miami, FL 33130
Phone: (305) 416-1100
Email: permitexpediters@miamigov.com