Kendall, Westchester, Tamiami and West Miami-Dade Unincorporated Construction Permits 2026

The unincorporated communities of Kendall, Westchester, Tamiami, Fontainebleau, University Park, and the broader West Miami-Dade corridor represent one of the most populous and most active residential construction markets in Miami-Dade County. These communities — all within unincorporated Miami-Dade County and therefore served by the Miami-Dade County RER Building Department — encompass some of the most densely developed suburban residential neighborhoods in South Florida, with tens of thousands of single-family homes, townhouse communities, apartment complexes, and mixed-use commercial developments. Understanding the specific RER processes, fee structures, and local planning regulations applicable to this part of Miami-Dade County is essential for any property owner or contractor working in west Miami-Dade.

Miami-Dade County RER Building Department — Unincorporated West Miami-Dade

All construction in unincorporated Miami-Dade County — including Kendall, Westchester, Tamiami, Fontainebleau, University Park, and the adjacent communities — is permitted through the Miami-Dade County Regulatory and Economic Resources (RER) Building Department. The primary Miami-Dade RER service center is located at 11805 SW 26th Street (Coral Way), Miami, FL 33175. Additional service centers are located at other locations throughout the county. Permit applications are submitted through the Miami-Dade RER ePlan portal for digital submission.

Miami-Dade County RER administers permits for all construction disciplines: building/structural, mechanical, electrical, plumbing, roofing, zoning, and environmental (DERM). USD permit fees follow Miami-Dade County's adopted fee schedule, which is updated periodically. For residential construction in unincorporated Miami-Dade County, online permit applications for standard categories (roofing, windows/doors, electrical panel upgrades, water heater replacements) can often be processed and issued within 3 to 7 business days. Complex residential additions and new construction take 15 to 30 days for plan review. Commercial construction takes 30 to 60 days or more.

Kendall — Suburban Residential Construction Center

Kendall is the largest and most well-known unincorporated community in west Miami-Dade County, encompassing hundreds of thousands of residents across thousands of single-family subdivisions, gated communities, and apartment complexes. Kendall's residential construction market is extremely active — roofing replacements, pool installations, additions, kitchen and bathroom renovations, hurricane impact window replacements, and fence installations generate thousands of permit applications annually from Kendall-area properties.

Kendall's established single-family neighborhoods are governed by Miami-Dade County's zoning code, which in most residential areas limits building height to two stories, imposes minimum setbacks of 20 to 25 feet in the front, 7.5 feet on the side, and 20 feet in the rear. Accessory structures (sheds, pools, garages) have separate setback requirements. Before planning any project that extends the building footprint or adds height, verify setback compliance with the Miami-Dade County Zoning Division.

Westchester and Fontainebleau — Urban Residential Communities

Westchester and Fontainebleau are densely developed urban residential communities in northwest Miami-Dade County, home to a diverse mix of single-family homes, duplexes, and multi-family buildings. These communities have older housing stock — many homes were built in the 1950s and 1960s — and generate significant renovation and code compliance permit activity. Code enforcement is active in these communities, with frequent citations for overgrown vegetation, deteriorating building exteriors, and unpermitted construction.

Older homes in Westchester and Fontainebleau may have original electrical systems with aluminum wiring, obsolete panel types (Federal Pacific, Zinsco, and Pushmatic panels), and inadequate service capacity for modern loads. Electrical service upgrades in these older homes require electrical permits and inspection of the entire service entrance when new panels are installed. Miami-Dade County RER electrical inspectors in this area are familiar with the older housing stock and common deficiencies.

Tamiami and University Park — Professional Corridor Communities

Tamiami is home to one of the most significant commercial corridors in unincorporated Miami-Dade County — the Tamiami Trail (SW 8th Street, US-41) commercial strip extending west from the City of Miami limits to the Everglades. This corridor has extensive commercial construction activity including auto dealerships, medical offices, restaurant buildouts, and retail center renovations. Commercial construction along Tamiami Trail falls under Miami-Dade County RER jurisdiction for unincorporated properties.

University Park, adjacent to Florida International University's main campus, is a primarily residential community with significant commercial and educational development along SW 8th Street and 107th Avenue. FIU's ongoing campus expansion generates substantial permit activity — new academic buildings, student housing, and research facilities all require Miami-Dade County RER permits.

Common Construction Projects in West Miami-Dade

The most common permitted construction projects in unincorporated west Miami-Dade communities include: hurricane impact window and door replacement (required for all replacement window and door projects); roof replacements (tile, shingle, and flat roofing); swimming pool construction and renovation; home additions (room additions, covered patios, screen enclosures); kitchen and bathroom renovations; fence and wall installations; HVAC system replacements; electrical panel upgrades; pool equipment replacements; and solar photovoltaic system installations.

For impact window and door replacements in unincorporated Miami-Dade County — the most common single residential permit category — the permit application requires the Miami-Dade County Product Approval (NOA) number for each window and door product installed, the product approval submittal sheet listing all products, and a site plan showing window and door locations. The inspection verifies that the installed products match the NOAs, that the installation fastening pattern meets the NOA requirements, and that the perimeter sealant is properly applied.

DERM Tree Preservation in West Miami-Dade

Miami-Dade County DERM's tree preservation regulations apply throughout unincorporated west Miami-Dade, requiring tree removal permits for protected trees on any property. West Miami-Dade's residential neighborhoods contain significant tree canopy, including mature live oaks, gumbo limbo trees, sabal palms, and mahogany trees. Before any land clearing, grading, or construction equipment mobilization on a west Miami-Dade residential property, a tree survey must be performed and tree removal permits obtained for any protected trees in the work zone.

Removing a protected tree without a DERM permit in Miami-Dade County results in code enforcement action and USD civil penalties. The fine structure is based on the size of the tree removed — for large specimen trees, fines and mandatory replacement requirements can reach $10,000 USD to $50,000 USD in total cost. Inform all construction contractors and equipment operators about existing protected trees before any equipment enters the site.

811 Sunshine State One-Call in West Miami-Dade

Unincorporated west Miami-Dade County has FPL underground electric distribution throughout the residential neighborhoods — most newer subdivisions built after 1985 have underground electric service rather than above-ground poles. Before any excavation — including pool excavation, landscape irrigation trenching, fence post installation, and foundation work — the 811 Sunshine State One-Call must be placed at least two full business days in advance. FPL underground cables in west Miami-Dade residential neighborhoods are at relatively shallow depths — typically 18 to 24 inches below grade — and are easily struck by excavation equipment that does not account for their location.