Miami-Dade inspections require more than a quick field review. Inspectors, contractors, and permit holders must confirm that the work matches the approved permit plans, applicable product approvals, and the Florida Building Code. This guide summarizes the key checkpoints from the Miami-Dade inspection guidelines in a cleaner, easier-to-follow format.
This article provides an informational summary for inspectors, contractors, permit holders, and project teams working through a Miami-Dade permit inspection. It does not replace the official county guidance, approved plans, or applicable code requirements.
General Inspection Guidelines
- Inspectors should review and prioritize postponed inspections from the previous business day.
- If inspectors cannot access a job site, they should leave a tag on site. They should also document the lack of access clearly in the comments.
- Before using disposition code 035 (Cannot Locate), the address should be verified through the Property Appraiser website and, when needed, with a supervisor.
- If you cannot reach the permit holder, use hold code 067.
- Document inspection cancellations with the requester’s name, phone number, and the time of the request.
- Disposition 010 (Field Verification) should not be used without supervisor approval.
- All work should be inspected against the approved permit plans and the Florida Building Code.
- The permit holder is responsible for making sure the work is code-compliant before requesting an inspection.
- Temporary buildings or sheds used only for construction may be exempt from a building permit, but zoning approval may still be required.
- Mobile offices used temporarily on site must still comply with accessibility requirements under Florida law.
- Inspectors should always verify that the inspection result is entered on the correct permit card.
Important Documentation and Comment Requirements
Accurate documentation is a core part of the Miami-Dade inspection process.
- Every field document should include the permit number on each page, the date, the inspector’s name, and the inspector’s signature.
- Deficiencies should be listed thoroughly and clearly.
- If there are too many deficiencies to list individually, comments should still alert the next inspector that a complete follow-up review is needed.
- For a partial approval, the exact portion of the work being approved should be identified in the comments.
- The approved area should also be marked on the permit plans, with the date and cross-reference to the related drawing when applicable.
- Previously rejected partial inspections should be reviewed completely before they are approved or denied again.
- Disposition 001 (Approved) should not be entered if earlier review items are still pending or were previously limited or revoked.
- Disposition 043 (Partial Approval) and 077 (Partial Approval for Complex Structures) should only be used with explicit comments explaining why.
- Partial checks should be closed promptly and documented properly.
- When in doubt, inspectors should consult a supervisor.
- As a professional courtesy, owners and contractors should be informed of relevant code changes.
First Inspection Requirements
The first Miami-Dade permit inspection sets the baseline for the rest of the project.
- The building number or address should match the permit card and be visible from the street.
- Required sanitary facilities, including portable restrooms when applicable, should be present.
- A Notice of Commencement should be available when required.
- For permits where it applies, inspectors should confirm that the Notice of Commencement timing requirement has been met and note that confirmation on the permit card for future reference.
Foundation / Monolithic Slab Inspection
Inspection Code 004
Applicable Permit Types
Permits 001 and 002
This inspection focuses on the foundation system, reinforcing, embedded items, and site readiness.
Key checks include:
- Approved permit plans and permit card on site
- Termite treatment certificate, where applicable
- Approved under-slab or rough plumbing inspection, when required
- Soil compaction certificate
- Footing size and reinforcing as shown on the approved plans
- Slab thickness as required by the approved plans and applicable code
- Minimum footing depth and isolated footings as specified in the permit documents
- Reinforcing bar size, quantity, lap splices, and placement
- Correct permit number on both the card and route information
- Grade stakes confirming footing depth
- Reinforcement cover as required by ACI 318
- Clean trenches free of debris, loose rock, or deleterious material
- Vapor barrier, when required by the plans
- Welded wire reinforcement placement, when specified
- Dowels required for tie columns and masonry elements
- Proper clearance where pipes pass below footings or through cast-in-place concrete
- Embedded conduit and piping installed only as shown in the approved plans
Additional Foundation Items to Verify
- PVC piping should not share a masonry cell with reinforcing steel.
- Masonry openings may require dowels at both sides, depending on width and the approved details.
- Tie columns, starter columns, and masonry dowels should match the approved plans and applicable code provisions.
- Pipe penetrations through concrete should maintain the required annular space unless an alternate engineered detail is approved.
Slab Inspection
Inspection Code 006
Applicable Permit Types
Permits 001 and 002
This section applies to slabs on grade, slabs on compacted fill, and structural slabs.
Core checks include:
- Approved permit plans on site
- Correct permit information on the card and route
- Approved rough plumbing inspection, when applicable
- Embedded conduits and piping installed per approved documents and ACI requirements
Slab on Grade or Compacted Fill
For slabs supported on fill or grade, inspectors should verify:
- Termite treatment documentation, when required
- Slab thickness required by the plans
- Compaction certificate
- Grade stakes and layout lines
- Expansion joints where required or recommended
- Vapor barrier laps where specified
- Welded wire reinforcement location and overlap
Elevated or Structural Slabs
For elevated slabs and structural slabs over grade beams or piles, inspectors should verify:
- Continuity of ties from below
- New dowels for masonry walls or columns above
- Slab thickness, reinforcing size, and spacing
- Column dowel splices
- Reinforced masonry ties and dowel lap lengths as shown on the approved plans
Tie Beam / Reinforced Bond Beam Inspection
Inspection Code 005
Applicable Permit Types
Permits 001 and 002
This inspection is heavily documentation-driven and should remain objective and detail-focused.
Inspectors should verify:
- Approved permit plans on site
- Approved truss or reinforcing shop drawings when the inspected work includes trussed members, beams, or columns
- Correct permit information on the card and route
- Shop drawings that match the approved permit plans
- Column size, reinforcing, lap splices, and concrete cover
- Tie column size, location, and reinforcing
- Reinforced masonry bar size, spacing, and lap splices
- Clean forms and clean masonry cells before placement
- Beam size, reinforcing, lap splices, and cover
- Correct lintel support and details
If shop drawings and permit drawings do not match, that discrepancy should be documented clearly and corrected before approval, unless a limited approval is explicitly justified.
Additional Items to Review With the Permit Holder
- Truss storage, erection, bracing, and fastening should follow the applicable requirements.
- Wood members should not be in direct contact with masonry or concrete unless an approved protected material is used.
- Reinforced masonry may require a special inspector.
Roof / Floor Truss Bracing and Sheathing Inspection
Inspection Code 072
Applicable Permit Types
Permits 001 and 002
This structural inspection checklist covers trusses, bracing, hangers, straps, and sheathing.
Trusses
Inspectors should verify:
- Approved permit plans and shop drawings
- OSHA-compliant access
- Truss and girder identification
- Wind and gravity reaction information on the truss documents
- Required bracing noted on shop drawings or cut sheets
- Product approvals for hangers, hurricane clips, and straps
- Wood-to-masonry or wood-to-concrete connections designed and installed as approved
- Grade stamps and manufacturing marks on trusses
- Correct orientation marks on floor or flat trusses
- Predrilled multiple-member girders where required
- Web bracing installed as shown on the approved documents
Additional Truss Items
- Bottom chord bracing may be required when ceilings are attached directly to the truss system.
- Spacing should comply with the approved plans and sheathing limitations.
- Installation tolerances should be checked, including alignment and strap placement.
- Any repaired, cut, or altered truss should be supported by an approved engineered repair.
- Large truss systems may require a special inspector letter.
Sheathing
For floor and roof sheathing, inspectors should verify:
- Panel continuity over multiple spans where required
- Panel orientation and grade markings
- Required fire-rated assemblies
- Roof sheathing thickness and APA marking
- Panel edge spacing
- Required fastening schedule
- No overdriven nails
- Valley areas fully sheathed
- Fire-retardant or noncombustible sheathing where required by the approved plans
No stucco should be applied before the framing inspection, and in wood-framed construction, exterior cladding should not be installed before the framing inspection is approved.
Framing / Firestopping / Windows Inspection
Inspection Code 007
Applicable Permit Types
Permits 001 and 002
This inspection combines framing, life safety, firestopping, and window review.
Inspectors should verify:
- Approved permit plans on site
- Correct permit information on the card and route
- OSHA-compliant access
- Commercial partial approvals, where applicable
- Guards where there are abrupt level changes
- Required spacing between guard components
- Minimum attic access dimensions and clearance
- Garage door fastening per approved product approval
- Firestopping and draftstopping installed as shown on the approved plans
Handrails
Handrail checks should include:
- Handrail height
- Graspability
- Stair width, treads, risers, and clearances
- Handrails on the required side or both sides, depending on occupancy
- Balusters where required
- Match between approved permit drawings and any approved shop drawings
Wood Framing
Inspectors should verify:
- Stud size and spacing per the approved plans
- Sill and bottom plate anchorage to concrete
- Double top plates and required laps
- Framed corners and intersections
- Stud splices only where lateral support is provided
- Limits on notching and boring
- Metal reinforcement where plates are cut for piping
Headers, Columns, and Floor Framing
Inspectors should verify:
- Header or lintel support length
- Anchorage of wood members to masonry or concrete
- Framing support for wall-hung fixtures where required
- Load-bearing headers per the plans
- Continuous load path from foundation to roof
- Column and post splices where engineered
- Joist size, spacing, bearing, and connectors
- Approved stair details
Light-Gauge Metal Studs
Inspectors should verify size, gauge, and spacing per the approved plans.
Glass Windows and Doors
For windows and glass doors, inspectors should verify:
- The inspection is recorded under the correct window permit when required
- Product approvals for windows, glass doors, and mullions
- Reinforcement in deeper vertical members where required
- Product approval numbers match the permit plans
- Emergency escape and rescue openings in bedrooms for new construction
- Replacement window requirements based on the building condition and applicable rules
Lath / Drywall Inspection
Inspection Code 073
Applicable Permit Types
Permits 001 and 002
This phase focuses on water-resistive barriers, lath, fastening, fire-rated assemblies, and garage separation details.
Inspectors should verify:
- Approved permit plans on site
- Correct permit card and route information
- Water-resistive barrier installation
- Metal or wire lath laps and fastening
- Cement board thickness where required
- Drywall thickness and support spacing
- Proper drywall ratings in fire-resistance-rated assemblies
- Galvanized framing components where required
- Proper screw type for metal framing
- Screw and nail setting and joint treatment
- Required drywall separation between garages and habitable spaces
- Restrictions on ducts in or through garages
Threshold Inspector Log Review
Inspection Code 043
The threshold inspector is responsible for reviewing the structural system and building envelope in accordance with the approved threshold procedures.
Key checks include:
- Monthly inspection frequency, as required
- Review of previous delays, permit requirements, and prior inspections
- Approved plans and shop drawings on site
- Approved threshold affidavit and threshold plan on site
- Match between route information and permit card
- Threshold inspector contact information entered in inspection comments
- Issuance of required subsidiary permits before work begins
- Safety-related observations documented appropriately
Additional Threshold Log Requirements
- All work to date should match the approved plans and code without substantial deviations.
- Any major deviation should be corrected through revised and approved plans before the work proceeds.
- Every threshold inspection should be logged promptly.
- The inspection log should record the date, time, result, and comments.
- If there is no progress since the prior inspection, the proper “no progress” result should be entered.
- Coordination with the special inspector should be documented when applicable.
Temporary Certificate of Occupancy
Inspection Code 030
Applicable Permit Types
Permits 001 and 002
For a TCO inspection, inspectors should verify:
- Approved plans and permit
- Termite certificate, when required
- Complete building envelope
- Interior work substantially complete
- No unresolved issues affecting life safety, egress, accessibility, or sanitary facilities
- Special inspector certificate, when required
- Threshold inspector certificate, when required
- Clear identification of the specific portion approved when issuing a partial TCO
Final Inspection
Inspection Code 001
Applicable Permit Types
Permits 001 and 002
Before a final inspection is approved, inspectors should verify:
- Approved permit plans on site
- Required final trade inspections completed
- Work built in accordance with the approved plans
- Garage door product approval and warning label
- Storm panel storage, when applicable
- Mandatory job inspections approved
- Matching permit information on the card and route
- Required door separation between garage and residence
- Stairs and handrails per approved plans
- Emergency escape and rescue openings, where required
- Safety glazing where required
- Locking hardware
- Exterior caulking at windows and doors
Accessibility Requirements
Single-Family Residences
For single-family residences, the source guidance highlights the bathroom door as an accessibility item to review where applicable.
Other Occupancies
For other occupancies, inspectors should review the accessible elements shown on the approved plans, including:
- Accessible parking access aisle
- Accessible route
- Door and gate opening forces
- Curb ramps
- Accessible parking signage
- Ramps
- Accessible stairs
- Door maneuvering clearance
- Accessible parking spaces
- Room and space signage
- Toilet rooms and toilet compartments
- Mirrors and restroom accessories
- Drinking fountain height
- Grab bars
- Elevator controls and operation
- Public telephones, where applicable
Documents to Collect
Before closing out the inspection process, the project file may need to include:
- Termite treatment certificate
- Threshold inspector documentation, when required
- Special inspector certification, when required
- Energy, sound, and impact certificates, when required
Final Note
This article is an informational summary of Miami-Dade inspection guidance. Field decisions should always be based on the approved permit plans, current code requirements, product approvals, and official county procedures.
FAQ
What do the Miami-Dade inspection guidelines cover?
They provide field checkpoints for inspectors and project teams to confirm that permitted work matches the approved plans, applicable product approvals, and the Florida Building Code.
What should inspectors check during the first Miami-Dade inspection?
The first inspection should confirm visible address information, site sanitation, required project notices, and baseline documentation needed before later structural inspection stages.
What does a structural inspection checklist for slab and foundation work cover?
Typical checks include approved plans, termite documentation, compaction records, reinforcing placement, slab thickness, embedded items, piping clearances, and overall compliance with the approved permit documents.
What is the difference between a TCO inspection and a final inspection?
A TCO inspection allows limited occupancy when the building is substantially complete and no unresolved life-safety or accessibility issues remain. A final inspection is the complete closeout review for final approval.
When is threshold inspection documentation important?
Threshold inspection records are critical when the project falls under threshold requirements. Inspectors should document logs, affidavits, approved plans, inspection comments, and coordination with special inspectors properly.
Why should contractors care about these Miami-Dade permit inspection checklists?
When documents are missing, plans do not match, comments are incomplete, or prerequisites are skipped, approvals can be delayed. As a result, reinspection issues may arise. Therefore, project closeout can also slow down.
©️ 2021 This article was written and published by Eastern Engineering Group. All rights reserved.
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