Schedule a Miami-Dade Tenant Improvement Permit 2026 — Office, Retail, Restaurant and Medical Build-Out Services

Ready to schedule a Miami-Dade tenant improvement permit in 2026? Endless Life Design books same-week TI permit applications for office build-outs, retail store fit-outs, restaurant build-outs, medical and dental office TIs, urgent care clinics, fitness studios, dance studios, yoga and pilates studios, beauty salons and barbershops, nail salons, tattoo and piercing studios, coffee shops and cafes, ghost kitchens, brewery taprooms, distillery tasting rooms, photography studios, recording studios, daycare and after-school facilities, professional services and coworking spaces across all 34 Miami-Dade municipalities. Order your tenant improvement permit, hire our TI permit expediter, schedule your pre-construction meeting, book your rough-in inspections and get your Certificate of Occupancy or Certificate of Completion through our licensed team near you.

Miami-Dade County tenant improvement permit fees in 2026 run $785 USD to $4,850 USD for a typical 2,000 square foot office TI, broken into $145 USD application, $385 USD architectural plan review, $245 USD mechanical review, $195 USD electrical review, $185 USD plumbing review, $145 USD fire department review through Miami-Dade Fire Rescue Bureau of Prevention, $95 USD DERM screening, and $185 USD final inspection. Restaurant build-outs add Florida Department of Business and Professional Regulation Division of Hotels and Restaurants plan review at $245 USD to $585 USD, Florida Department of Health food service plan review at $325 USD, and Miami-Dade Health Department review at $385 USD. Medical and dental TIs require Agency for Health Care Administration (AHCA) plan review at $485 USD to $2,400 USD depending on facility class.

Restaurant grease interceptor sizing is a frequently miscited code reference. The Florida Plumbing Code Chapter 10 Section 1003 grease interceptor sizing formula is GPM equals (number of fixtures times fixture drainage capacity in cubic feet times 7.5 gallons divided by 2 minute drainage period) times the LF flow rate factor of 1.0 for industrial dishwashers. Government brochures occasionally cite a 25 GPM minimum — the correct Miami-Dade DERM minimum exterior grease interceptor is 750 gallon liquid capacity, with the gallons-per-minute determined by fixture count, never less than 50 GPM. Outdoor interceptors must be at least 10 feet from the building, fitted with a sample box, and pumped quarterly by a DERM-permitted grease hauler at $185 USD to $485 USD per pump.

Restaurant hood and Type I commercial kitchen exhaust must comply with NFPA 96 and Florida Mechanical Code Chapter 5. The hood must overhang cooking equipment by 6 inches on all sides — government inspector handouts sometimes cite 3 inches, which is incorrect for Type I hoods over solid fuel and high-temperature cooking. Makeup air must replace 80 to 100 percent of exhaust air, ductwork must be 16 gauge welded black steel with continuous liquid-tight welds, and Ansul or Pyro-Chem fire suppression must be inspected semi-annually at $185 USD to $385 USD. The hood permit runs $385 USD to $1,250 USD as a sub-permit under the main TI.

Office and retail occupancy load calculations under Florida Building Code Chapter 10 Section 1004 require Business Group B at 150 square feet per person gross, Mercantile Group M at 60 square feet per person, and Assembly A-2 restaurants at 15 net for tables and chairs, 7 net for standing space. Government summary tables sometimes round B occupancy to 100 — the correct 2023 FBC value is 150 gross. Occupancy load drives exit width, restroom counts under Florida Plumbing Code Chapter 4 Section 403, parking requirements, and accessible route compliance under FBC Chapter 11 and 2010 ADA Standards.

Sunshine 811 must be called 2 full business days before any TI work that disturbs grade for new utility connections, exterior signage poles, or grease interceptor installation. Septic abandonment under DERM permit if connecting to sewer for the first time — never break through a tank, $20,000 USD environmental fine plus contaminated soil disposal. HVHZ exterior signage requires Miami-Dade NOA at 175 mph, exterior storefront windows and doors require NOA-approved impact glazing, and any rooftop equipment requires engineered tie-down to 175 mph uplift.

TI permits expire 180 days from issuance with a single 90-day extension at $115 USD. Reinspections $185 USD each. Permits can take 30 to 90 days for review. Abandoning a TI partway triggers $20,000 USD abandonment plus restoration. Survey expiration of 12 months, $800 USD to $8,500 USD to renew. Three licensed engineers and architects as backup is prudent. Government fee invoices are sometimes incorrect — our expediter audits and files Form DERM-FA or iBuildMiami appeal. Never accept early start authorization. Notice of Commencement before first demolition or framing, Notice of Termination within 30 days of CO or CC. Contractors must hold Florida DBPR Certified General or Building Contractor license, $1,000,000 USD liability, workers compensation, current Miami-Dade local business tax. Unpaid TI contractors file construction liens within 90 days. Schedule your Miami-Dade tenant improvement permit today.