Permits are one of the most misunderstood parts of kitchen remodeling in South Florida. Some homeowners skip them to save time and money — a decision that can cost thousands in fines and create major problems when selling. Here's a clear guide to what requires a permit and how the process works.
What Requires a Permit?
In both Miami-Dade and Broward County, the following kitchen remodeling work requires building permits:
- Electrical work: Moving outlets, adding circuits, installing new lighting, upgrading the panel
- Plumbing: Moving the sink, adding a dishwasher line, relocating gas lines
- Structural changes: Removing or modifying walls, adding or enlarging windows
- HVAC modifications: Moving or adding ductwork or vents
- Gas line work: Installing or relocating gas ranges or cooktops
What Does NOT Require a Permit?
- Replacing cabinets in the same configuration (no electrical/plumbing changes)
- Installing new countertops
- Replacing a faucet (same location)
- Painting and cosmetic updates
- Replacing flooring (no subfloor modifications)
- Replacing appliances in the same location (same fuel type)
Permit Costs in Miami-Dade & Broward
| Permit Type | Miami-Dade Cost | Broward Cost |
|---|---|---|
| Building permit (general) | $150 – $500 | $150 – $450 |
| Electrical permit | $75 – $200 | $75 – $180 |
| Plumbing permit | $75 – $200 | $75 – $180 |
| Mechanical (HVAC) permit | $75 – $150 | $75 – $150 |
| Typical kitchen remodel total | $300 – $800 | $300 – $750 |
The Permit Process: Step by Step
- Submit application: Your contractor submits plans and the application to the local building department. Miami-Dade uses the e-Permits system; Broward municipalities have their own portals.
- Plan review: Building officials review your plans for code compliance. This takes 2–4 weeks in Miami-Dade, sometimes longer in peak season.
- Permit issued: Once approved, the permit is posted at the job site. Work can begin.
- Inspections: Inspectors visit at key stages — rough plumbing, rough electrical, framing (if walls changed), and final inspection.
- Final approval: Once all inspections pass, the permit is closed. This is what title companies check when you sell your home.
How Long Does the Permit Process Take?
- Simple permits (electrical/plumbing only): 1–2 weeks
- Standard kitchen remodel: 2–4 weeks
- Structural modifications: 3–6 weeks (requires engineering review)
- Condo remodel (with HOA approval): 4–8 weeks total
Pro tip: Submit permits before ordering materials. By the time your custom cabinets arrive (4–6 weeks), your permits should be approved.
Risks of Remodeling Without Permits
- Fines: Up to $500 per day in Miami-Dade for unpermitted work
- Forced removal: The county can require you to tear out unpermitted work
- Insurance issues: Homeowner's insurance may deny claims related to unpermitted work
- Sale complications: Unpermitted work shows up on title searches. Buyers may demand you remediate or reduce the price.
- Safety risks: Unpermitted electrical and plumbing work may not meet code, creating fire and flood hazards
Condo Kitchen Permits: Extra Steps
Kitchen remodeling in Miami and Fort Lauderdale condos requires both HOA/condo association approval AND city/county building permits. Most associations require:
- Completed application with contractor information
- Proof of contractor's license and insurance
- Detailed scope of work and plans
- A refundable deposit ($500–$2,000) for common area protection
- Compliance with building hours (typically 9am–5pm weekdays)
We Handle All Permits
Felimar Kitchens manages the entire permitting process for every kitchen remodel we do in Miami-Dade and Broward County. From application to final inspection, we ensure your project is 100% code-compliant and properly documented.