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Switching Contractors or Owners Mid Project? How to Transfer a Building Permit in Miami-Dade Without Chaos

Construction projects rarely go exactly as planned. Contractors walk away. Owners sell mid renovation. Associations change vendors. What many people do not realize is that when this happens, the building permit does not automatically follow the project.

In Miami-Dade County, permits are issued to specific parties. When those parties change, the permit must be formally transferred. If that step is skipped, inspections fail, work stops, and compliance issues appear at the worst possible time.

This guide explains how to transfer a Miami-Dade building permit, when it is required, and how to handle contractor or ownership changes without derailing your project.

Why Permit Transfers Matter More Than People Think

A building permit in Miami-Dade is legally tied to both the property and the responsible party. That responsible party is usually the licensed contractor, sometimes the property owner.

When the contractor or owner changes, the county must be notified. Otherwise, the permit becomes invalid for inspection purposes. Inspectors will not approve work performed under a permit assigned to the wrong party.

You can review permit administration rules through the Miami-Dade Permitting Portal.

Failing to transfer a permit correctly can result in stop work orders, failed inspections, expired permits, and additional fees.

When You Must Transfer a Miami-Dade Building Permit

A permit transfer is required in several common situations.

The original contractor is terminated, resigns, or stops responding.
The property is sold while construction is ongoing.
A condo association replaces a vendor mid project.
A project changes from owner contractor to licensed contractor or vice versa.
The contractor license expires or becomes inactive.

In all of these cases, continuing work without transferring the permit puts the project out of compliance.

Step 1: Confirm the Permit Status and Scope

Before initiating a transfer, you must confirm that the permit is still active. If the permit has expired, it must be renewed before it can be transferred.

Use the Miami-Dade Permit Tracking Tool to verify status.

Review the scope of work carefully. The new contractor or owner must agree to assume responsibility for the exact scope approved under the permit. Any changes require plan revisions.

Step 2: Identify the Type of Transfer Required

Miami-Dade recognizes two main types of permit transfers.

A change of contractor transfer applies when the property owner remains the same but the licensed contractor changes.

A change of ownership transfer applies when the property is sold during construction and the new owner assumes responsibility.

Each type requires different documentation.

Step 3: Gather Required Documentation

For a change of contractor, the county typically requires.

A notarized letter or affidavit releasing the original contractor.
A notarized letter from the new contractor accepting responsibility.
Updated contractor license and insurance information.
Payment of applicable transfer fees.

For a change of owner, requirements may include.

Proof of property ownership transfer.
A new owner affidavit accepting responsibility for the permit.
Updated contact information.
Confirmation that the contractor remains licensed or new contractor documents if applicable.

All documents must match exactly the permit record.

Contractor licensing can be verified through the Florida DBPR portal.

Step 4: Submit the Transfer Request Through ePermitting

All permit transfers are processed through the Miami-Dade ePermitting system.

Log in, locate the permit, and select the option to request a permit revision or administrative change. Upload all required documents and submit payment if required.

Incomplete submissions are the most common reason transfers are delayed or rejected.

Step 5: Wait for County Review and Approval

Permit transfers are reviewed by county staff. Review times vary depending on workload and complexity.

During review, inspectors may verify that no inspections are pending or failed. In some cases, the county may require a site inspection before approving the transfer.

Once approved, the permit record is updated to reflect the new responsible party.

Step 6: Resume Work and Schedule Inspections

After the transfer is approved, work can resume legally under the new contractor or owner.

All future inspections must be requested under the updated permit record. Attempting to schedule inspections before transfer approval often results in automatic failure.

Inspection scheduling is handled through the Miami-Dade Inspections Portal.

Common Mistakes That Cause Permit Transfer Problems

Many projects run into trouble because of avoidable errors.

Work continues before the transfer is approved.
The original contractor refuses to sign release documents.
The permit expires during the transfer process.
Documents are uploaded with mismatched names or addresses.
Boards assume a new contractor can simply take over without county approval.

Each of these mistakes creates delays that compound quickly.

Why Permit Transfers Are Especially Sensitive for HOAs

HOAs and condo associations face additional complexity. Permits often involve common elements, multiple units, and shared systems.

When contractors change mid project, associations must ensure that the permit transfer aligns with board approvals, contracts, and insurance requirements.

Failure to handle transfers properly can expose associations to liability if work is performed without a valid responsible party.

This is one of the most common compliance gaps discovered during audits, insurance renewals, and milestone inspections.

Real Example: A Contractor Change Gone Wrong

A Miami condo association replaced a roofing contractor halfway through a major repair project. The new contractor began work immediately, assuming the permit followed the job.

During inspection, the county failed the project because the permit was still assigned to the previous contractor. Work stopped for weeks while affidavits were gathered, licenses verified, and transfer fees processed.

The delay increased costs and strained relationships with residents. A simple administrative step would have prevented the issue.

How Professional Management Makes Permit Transfers Smooth

Permit transfers require coordination, documentation, and timing. For volunteer boards and individual owners, this process is easy to mishandle.

Cosmo Management Group specializes in managing permit transitions without disruption. Cosmo handles document collection, contractor coordination, county submissions, inspection scheduling, and record updates.

By managing the transfer process end to end, Cosmo ensures that projects stay compliant, inspections pass, and permits close properly.

Conclusion

Changing contractors or owners during construction does not have to create chaos. The key is understanding when a Miami-Dade building permit transfer is required and completing the process correctly before work continues.

If your project is facing a contractor change, ownership transfer, or stalled permit, Cosmo Management Group is here to help. With deep experience navigating Miami-Dade permitting requirements, we guide associations and owners through transfers smoothly and efficiently.

Do not let administrative issues derail your project. Connect with Cosmo today and discover how we help manage permit transfers, maintain compliance, and keep construction moving forward with confidence.

FAQs About Transferring a Miami-Dade Building Permit

When do I need to transfer a Miami-Dade building permit
When the contractor or property owner listed on the permit changes during an active project.

Can work continue while a permit transfer is pending
No. Work should pause until the transfer is approved to avoid violations.

How long does a permit transfer take in Miami-Dade
Processing times vary but typically range from several days to a few weeks.

What happens if the original contractor refuses to cooperate
The county allows reassignment through affidavits and documentation, though the process may take longer.

Can HOAs manage permit transfers themselves
They can, but professional management helps avoid delays, rejections, and compliance risks.

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