Building Division

Overview

The Building Division provides plan review, issues building permits, performs field inspections, and issues certificates of occupancy to ensure conformance of the construction within the Village of Pinecrest with governing building codes. Through these services, the village maintains high standards of building integrity and preserves neighborhood aesthetics and property values.

Official approval in the form of a building permit ensures that your real estate remains legal to sell and complies with state minimum requirements for life safety. If in doubt, contact us to be sure if you need a permit for work you wish to have done on your property or not.

Contact Us

Village of Pinecrest - Building Division
Located at 12645 Pinecrest Parkway

Phone: 305.234.2121

Fax: 305.234.2133

Email:  building@pinecrest-fl.gov

The Inspection Request line can be reach at 305.234.2111

Permitting hours are between 8:00 a.m. and 2:00 p.m., Monday - Friday.

Apply for a Permit

You must first create an account on eTRAKiT system in order to apply for permits online.

  1. Click on the button/link for Permits Online Portal (eTRAKiT)
  2. Select "Public" or "Contractor" from drop down menu
  3. Enter your credentials to log into the eTRAKiT system
  4. Go to your "Dashboard"
  5. Look for "Apply" on left hand side of the screen under the permits section

For step by step instructions please see the document below:

Pay Online

You must have already created an account on eTRAKiT system in order to pay for permits online.

  1. Click on button for Permits Online Portal (eTRAKiT)
  2. Select "Public" or "Contractor" from drop down menu
  3. Enter your credentials to log into the eTRAKiT system
  4. Go to your "Dashboard"
  5. Look for "Pay Fees" on left hand side of the screen under the permits section

 

 

 

Residential Construction – What to Expect

Whether you think of building permits as a checkpoint for public harmony or a bureaucratic nuisance, they are a vital part of the construction process. Official approval in the form of a building permit ensures that your real estate remains legal to sell, and complies with state minimum requirements for life safety.

  

What is a building permit?

Put simply, a building permit is official approval from the Village to proceed with a construction project. It shows that your plans comply with state and local building codes which meet minimum safety and construction standards dealing with land use, zoning, and structural integrity, as well as sanitation, water, sewage, fire resistance and electricity. A permit proves compliance, rendering your home both legal and re-sellable. Apply for a permit here.

 

Does your project need a permit?

Most remodeling and/or building construction projects that construct, enlarge, alter, repair, move, demolish and/or replace any electrical, gas, plumbing or mechanical systems require permits. Types of permit-required construction include anything that would be a change to the overall structure, electrical, plumbing, and mechanical enhancements like elevators or air conditioners. Each can merit its own permit and series of inspections.
Qualified licensed State of Florida contractors know when and how to pull permits, and will take care of them for you. Typically, the person who pulls the permit is responsible for following construction codes.
When in doubt, contact the Village’s Building and Planning Department to be sure if you need a permit for work you wish to have done on your property or not. You can call 305.234.2121or email building@pinecrest-fl.gov.

When do you need a building permit?

A general building permit plus special system permits are required for projects such as:

  • New construction
  • Altering or adding to a house, garage, or driveway
  • Major internal work (e.g., electrical, gas, plumbing)
  • Roof repairs or replacement - these include structural changes, installing skylights, altering the shape or pitch and replacing roofing materials with similar ones
  • Deck and yard
  • Retaining walls
  • Fireplace and Heating, Ventilation and Air Conditioning (HVAC)
  • Electrical Work
  • Garage or shed - this includes enlarging, converting, or building garages or carports
  • Installing floors and cabinets
  • Installing new windows and doors
  • Installing in-ground pools and spas
  • Installing Septic Systems

Obtaining A Building Permit

Upon receipt of all needed approvals, you should have the green light to apply for your building permit.
The Village of Pinecrest asks for separate applications for grading, demolition, mechanical, electrical and plumbing work, as well as one for a general building permit. Your contractor should know which permits to pull for your project. That said, you may discuss your project’s permit requirements at any time with the Village’s Building and Planning Department as a personal oversight measure. Pinecrest staff are available to help property owners navigate through the process, so do not hesitate to reach out to the Village for guidance.
It’s always a good idea to be aware of the permit application’s requirements for compliance with Village codes. This can include getting a site plan approved through review, corrections, and revisions, obtaining a permit to begin construction, scheduling inspections throughout the process, and getting final approval for the completed work. A meeting with a Village representative to explain the entire process prior to commencement is highly recommended, as it will provide you with a clear understanding of the code requirements and expectations for moving your project forward.

What are the permitted hours of construction work?

Attention Homeowners & Contractors: Constructions work is no longer permitted in Pinecrest on Sundays and state holidays.

Additionally, no construction work is allowed between 6:30 p.m. and 7:00 a.m., Monday through Friday or between 4:00 p.m. and 8:00 a.m. on Saturday.

Obtaining Approvals

Projects involving demolition, new construction, changes to the dimensions, or appearance may need a design review from Village planners. If the development you propose does not conform to the local planning code, you may need to seek a variance prior to proceeding with the project.
A variance is a deviation from minimum setbacks, floor areas, and other spatial constraints. It does not authorize a change to the zoning district’s land use.
If your project falls within the spatial and land use boundaries of the Village’s code, it may not need further involvement from the Planning Division.
Depending on the nature of your development, other agencies, such as the Miami-Dade Fire Rescue Department and Miami-Dade County Department of Environmental Resources Management, may also have a hand in scrutinizing your plans.

Why do you need a permit and what happens if you start work without one?

It’s illegal to build without a permit where required. Because the permitting process ensures your construction is up to code, sidestepping it could leave you with an out-of-code building.
If the Village finds out, either by way of a building inspector or a neighbor who notices construction and makes a call, you will be charged a fee. If unpermitted construction is still underway, the Village could increase permitting fees, shut down construction, or even demand that unpermitted work be demolished.
If you build without a permit, you may be fined $500 per day. Permits are expensive, but you’ll save money in the long run by staying above board, plus building to code will decrease energy and insurance costs.

What other permits might you need when building a new home or remodeling your existing home?

If your project requires any permit, it will require a general building permit. But, depending on its scale, it could also require special system permits. Electrical permits, mechanical permits (for HVAC systems), plumbing permits, and concrete permits are a few of the most common.
Other permits are unique to South Florida and reflect regional issues. For example, where the danger of fire is high, you’ll find more codes around fire resistance.

Who is responsible for pulling permits?

General contractors can pull permits for you. They must be licensed and insured as required by Florida law. Before you sign a contract for construction work on your property or home, it is imperative that you check the contractor’s references and verify they have the appropriate construction license and insurance coverage. You may verify qualifications by checking with the Department of Business and Professional Regulation by calling 1.800.342.7940 or visiting www.myflorida.com/dbpr and selecting “DBPR online services”. You can also check contact the Pinecrest Building and Planning office by email at building@pinecrest-fl.gov to verify if the contractor is registered with the Village.
Leave the permit process in your contractor’s hands. The company will file the permit under their name with proof of license and insurance, meaning they are responsible for the construction being up to code.

How much do permits cost?

Building permits range between a few hundred dollars for simple projects, to thousands for large-scale projects. The cost of your permit is based on several factors:

  • The size and complexity of your project
  • The value of the work you are doing
  • Additional permits required for your project

The value of the project dictates the cost of permits. You’ll often find permit pricing tiers based on the scope and value of work. Application and inspection fees for a large custom home can cost much more than a simple home.
The sheer size of the project also comes into play: the more square feet to be inspected, the larger the bill. These are general guidelines — permitting fees, much like permitting requirements, vary and each project is unique.

How long are permits typically valid?

Typically, work should start within six months of receiving a permit and continue to stay active as long as inspections are approved within every six (6) months. You can extend or renew your permit for a fee, if you need more time.

For more information on expired permits with the Village of Pinecrest click here

For Miami-Dade County expired permits click here

What are the "Plan Requirements" for permits?

For more information on specific plan requirements to obtain permits click here.

How long does it take to get approved and what affects that wait time?

If your application is complete and your plans meet the code, you can expect to receive building permits within a couple weeks to 30 days. If your plans require revision, that timeline could stretch significantly longer.
Barring any issues on the project such as incomplete or code deficient plans, most residential projects can expect processing within three to four weeks.
The permitting procedure for large and small residential construction projects typically starts at the Village’s Building and Planning Department. Here, you learn which approvals and permits are needed, and make sure your application review gets underway.

 

 

 

 

 

Plans and Permit Processing

You can check the status of your plans/permits by visiting our online portal at eTRAKiT

For information regarding expired permits with the Village of Pinecrest click here

For Miami-Dade County expired permits click here

Plans & Permits FAQs

What types of work require a Building Permit?

Section 105.1 of the Florida Building Code states “any owner, authorized agent or contractor who desires to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any required impact-resistant coverings, electrical, gas, mechanical or plumbing system, the installation of which is regulated by this code, or to cause any such work to be done, shall first make application to the building official and obtain the required permit."

Why do I need a permit?

A permit ensures that the plans are drawn and the structure is constructed in accordance with the Florida Building Code, Pinecrest's Land Development Regulations and all other applicable codes and ordinances, thereby protecting the welfare of life and property.

Who may obtain the permit?

Contractors or Owner/Builder as long as they meet all of the requirements listed on the Contractor Registration Form or on the Owner/Builder Form and the requirements of Miami-Dade County Code Chapter 10.

Does the permit expire?

Work shall be considered to be in active progress as long as the permit has received an approved inspection within 180 days.

For more information on expired permits with the Village of Pinecrest click here

For Miami-Dade County expired permits click here

During what hours is construction allowed to take place?

Attention Homeowners & Contractors: Constructions work is no longer permitted in Pinecrest on Sundays and state holidays.

Additionally, no construction work is allowed between 6:30 p.m. and 7:00 a.m., Monday through Friday or between 4:00 p.m. and 8:00 a.m. on Saturday.

How do I transfer the permit to a new Contractor or myself as the Owner/Builder?

You will need to complete a Change of Contractor Form authorizing a new contractor to complete the work or complete the Owner/Builder Requirement Form and a Permit Application.

How long does it take to get a permit?

The time to have a permit issued varies. Permits require that the plans be dropped off for review and the length of time will vary depending on the complexity of the plans. Expedited services are available upon request.

How many sets of plans are required for permitting?

Two (2) sets of plans are required for submission with your permit application.

What are the "Plan Requirements" for permits?

For more information on specific plan requirements to obtain permits click here.

How may I check the status of plans submitted for review?

You may check the plan review status online via eTRAKiT system.

 

When is a Notice of Commencement required?

A Notice of Commencement is required to be filed and recorded when the value of the permitted work on your property is $2,500. or greater, per Florida Statutes Chapter 713.

Where do I file the Notice of Commencement?

The Notice of Commencement may be filed and recorded with the Miami-Dade Clerk of the Courts at 22 Northwest 1st Street, Miami, Florida or via eRecording.

When is a Certificate of Occupancy (C.O.) required?

A Certificate of Occupancy (C.O.) is required for all new construction and addition/remodeling projects.

A Temporary Certificate of Occupancy (TCO) is permission granted by the Building Official that allows a particular project to be occupied even though the building permit has not been finalized. In accordance with Section 110.3 of the 2007 Florida Building Code, the “building official is authorized to issue a temporary certificate of occupancy before the completion of the entire work covered by the permit, provided that such portion or portions shall be occupied safely. The Building Official shall set a time period during which the temporary certificate of occupancy is valid.” 

For more information on TOC requests click here.

When is a C.O. issued?

A Certificate of Occupancy (C.O.) can be issued after all applicable final inspections are approved, all required documents are filed with the Building and Planning Department and all applicable fees are paid.

What is a Notice to Owner?

Florida Law requires that anyone who supplies labor, services, or material to your contractor on your construction job must send you a Notice to Owner. The Notice to Owner is not a lien on your property. It does not mean that your contractor has failed to pay the company who has given this notice. It merely informs you that the company identified in the Notice to Owner is on your job and gives you a general description of the type of work they will be performing or type of materials they are supplying.  Before paying your contractor, you must make sure that the person who has given this Notice to Owner has been paid by the contractor. You do this by getting a Written Release from the person identified in the Notice to Owner.

What are the Building and Planning Department contact numbers?

  • Phone - 305.234.2121
  • Inspection Request - 305.234.2111
  • Fax - 305.234.2133

What are the hours of operation for permitting?

Permitting hours are between 8:00 a.m. and 2:00 p.m., Monday - Friday.

Where is the Building and Planning Department located?

In the Pinecrest Municipal Center which is located on US 1 at 12645 Pinecrest Parkway, Pinecrest, Florida.

 

 

 

 

 

 

Inspection Information

You can schedule inspections or check on your inspection results by visiting our online portal at eTRAKiT

 

Inspection FAQs

What is an inspection?

Once a building permit has been issued and work has begun, inspections are performed by Village of Pinecrest inspectors at intervals designated by the Florida Building Code. Simply stated, an inspection is required prior to concealing any part of the construction. The permit and plans must be available to the inspectors on the job site.

How do I schedule an inspection?

When the work is ready to be inspected, you can request an inspection either

  • via the online portal at eTRAKiT
  • by calling the Inspection Request Line at 305.234.2111

Inspections requested between 8:00 a.m. and 3:30 p.m. will be scheduled for the following business day.
Any inspection request received after 3:30 p.m. will not be processed until the next business day and will be scheduled for the day after.
Mechanical inspections will typically only take place on Monday, Wednesday and Friday.

What do I need at the time of inspection?

  • You will need to have the Notice of Commencement (required when the value of work is $2,500 or more) on the job prior to the first inspection.
  • You will also need to have your plans and your permit on the job whenever you have an inspection scheduled.

How do I cancel or re-schedule an inspection?

You may cancel an inspection by calling the office on the day of the inspection and speaking to the inspector between the hours of 8:30 a.m. and 9:00 a.m.

To re-schedule the inspection you will need to call the Inspection Request Line at 305.234.2111

Did I pass my inspection?

You may check the permit card on the construction site or you may check online

What are the Building and Planning Department contact numbers?

  • Phone - 305-234-2121
  • Inspection Request - 305-234-2111
  • Fax - 305-234-2133

What if I have a permit and do not call for inspections?

Permits expire after 180 days without an approved inspection.
In order for a project to be complete, it must pass final inspections.
A Certificate of Occupancy, Certificate of Completion or a Certificate of Use and Occupancy may also be required.
If a permit expires before final inspections, it becomes null and void and the project is in violation of the Code.

What are the permitted hours of construction work?

Attention Homeowners & Contractors: Constructions work is no longer permitted in Pinecrest on Sundays and state holidays.

Additionally, no construction work is allowed between 6:30 p.m. and 7:00 a.m., Monday through Friday or between 4:00 p.m. and 8:00 a.m. on Saturday.

 

 

 

Business Tax Receipts

Any person, entrepreneur, corporation or entity that engages in any business, occupation or profession within the Village of Pinecrest is required to obtain a Business Tax Receipt (BTR). This includes businesses with a commercial location as well as home-based businesses and those with virtual offices with a Village of Pinecrest address.

For more detailed information, go to Business Tax Receipts

Frequently Asked Questions:

What do I need to do to get a Business Tax Receipt?

It depends on the nature of the business:

• For a professional (attorney, CPA, engineer, physician, etc.) you would have to provide a copy of the state license.

• For businesses which are regulated by the Village of Pinecrest, an application for zoning approval and Pinecrest Police Department background information would have to be completed and approved.

• For a retail or wholesale company, an application for Merchant’s Tax Receipt would have to be completed.

• For most other types of businesses, only basic information is required such as: Name, Business Address, Owner or Corporation Name, Mailing Address, Owner or Corporation Name, Mailing Address, Local Business Phone Number, and Federal Identification Number.

If I already have a Miami-Dade County Business Tax Receipt do I still need a Village of Pinecrest Business Tax Receipt?

Yes, any business within the Village of Pinecrest requires both.

If I have business within the Village of Pinecrest and did not get a Business Tax Receipt, can I be charged a penalty?

Yes. Any person operating a business without first paying for a Business Tax Receipt is subject to a penalty of twenty-five percent (25%) of the Business Tax Receipt fee.

How long is the active status of a Business Tax Receipt and when is the fee due?

The renewal period begins on August 15th and the fee is due on or before October 1st of each year. The Business Tax Receipt expires on October 1st of the succeeding year. If October 1st falls on a weekend or holiday, the tax is due and payable on or before the first working day following October 1st.

What is the fee for a delinquent Business Tax Receipt?

A Business Tax Receipt that is not renewed when due is subject to a penalty of ten percent (10%) after October, plus an additional five percent (5%) penalty for each subsequent month until paid. The total penalty may not exceed twenty-five percent (25%) of the Business Tax Receipt for the establishment.

If I have a house or apartments that I rent do I need a Business Tax Receipt?

Yes.

For existing rental units which are not currently certified either by revocation or pre-existing certificates or by failing to have obtained a Business Tax Receipt, please contact our office for further information.

How are the classification fees determined?

The current Business Tax Classification Fees are authorized by the Village's Code of Ordinances pursuant to Florida Statute 205.

If I have a zoning question regarding the sale of alcoholic beverages, who do I contact?

Florida Department of Business and Professional Regulations
Division of Hotels and Restaurants
For assistance, call 850.487.1395 or visit http://www.myfloridalicense.com/DBPR/hotels-restaurants/