Contractors - License & Insurance

Applicants seeking a change of contractor must fill out a new permit application and select the “Change of Contractor” box located within the “Permit Request” section of the application along with a new Cost Affidavit.  Please visit our Forms page: https://www.miamibeachfl.gov/city-hall/building/forms/

Contractors must be registered with the City of Miami Beach to work in Miami Beach.  Instructions and documents required to register are detailed below under “Requirements”.

Permits are applied for and managed online, so you also need to create a Civic Access account with an email address in order to have access to online permitting.  Contractor accounts should reflect the name of the company followed by the contractor’s license number, you add the first and last name for the qualifier in the corresponding box as well as the email address used to register.

Once the CSS account has been registered, send an email to BuildingContractor@miamibeachfl.gov, stating that your CSS account has been created and to add all documents under this contact.  You must attach all documents used at the time of registration.

Anyone needing access to manage a permit online must have a registered Civic Access account.

Contractors working in Miami Beach are required to be registered with the City.  Email valid, updated copies of licenses and insurance to BuildingContractor@Miamibeachfl.gov

Once registered, contractors may create their online profile via the Civic Access portal to gain access to apply for permits or request inspections. Download the instructions for creating an online profile.

Certificate of Liability Insurance must be made out to:

City of Miami Beach
Building Department
1700 Convention Center Drive, 2nd Floor
Miami Beach, FL 33139

State-certified contractors must provide a copy of the following:

• Local Business Tax Receipt (LBTR) for a place of business (located in Florida)
• Certificate of Insurance for Workers' Compensation and Liability

Certificate of Liability Insurance must include:

• Name of insured, Type of policy issued, and Type of insurance
• Policy number, Effective date, and Expiration date
• Insurance amount to be as specified in Florida Administrative Rule 61G4- 15.003 (Public Liability Insurance)
• Valid contractor license number included in the Insured box of the COI.  If more than one license, use the Description of Operations box.

For information on how to fill out a Certificate of Liability Insurance form, click here.

Miami-Dade County licensed contractors must provide a copy of the following:

• Certificate of Competency issued by the Construction Trades Qualifying Board (CTQB)
• Municipal Contractors Tax Receipt (MCTR) for Miami Beach
• Certificate of Insurance for Workers' Compensation and Liability

Certificate of Liability Insurance must include:

• Name of insured, Type of policy issued, and Type of insurance
• Policy number, Effective date, and Expiration date
• Liability Insurance with no less than $300,000 per accident or occurrence for bodily injury and $ 50,000 per accident for property damage
• Valid contractor license number included in the Insured box of the COI.  If more than one license, enter it in the Description of Operations box.

For information on how to fill out a Certificate of Liability Insurance form, click here.

If the contractor has a Workers’ Compensation Insurance Exemption, a Notice to Owner - WC Insurance Exemption needs to be submitted to the Building Department along with the building permit application.

Miami-Dade County Code and Florida Statutes require that contractors be always licensed and have general liability and worker’s compensation insurance in effect. The County regulates licensed contractors and provides enforcement against unlicensed contractors.

You may search complaints against a contractor, whether the contractor is licensed and whether the contractor has current liability and worker’s compensation insurance by using the online search below:

• • Miami-Dade County - Contractor Inquiry and Search
  • Florida State - Licensee Search

It is also important to know that the 1995 Florida Legislature created the Homebuyer’s Protection Act. Most of the provisions are directed at commercial construction, although some are directed at general construction. The following are some of the key provisions of the act:

• • Florida Statutes provide that a contractor may not enter into an agreement with, or knowingly allow his certification to be used by, a person who is not certified or registered
  • Provides that a contractor, except when working without compensation, may not obtain permits for construction work without first entering a contract to perform improvements. A violation of this provision is a misdemeanor of the first degree and a subsequent violation is a felony
  • Requires that a contractor who receives money totaling more than 10% of the contract price for work on residential property must apply for the necessary permits within 30 days after payment is made and must start work within 90 days after all permits are issued unless the person who made payment agreed to a longer period in writing
  • Requires the contractor to notify residential property owners of a recovery fund no later than the date the owner makes the initial payment and at the time final payment is made. The contractor must inform the owner clearly and conspicuously in writing of how and where to file a claim and an explanation of consumer's rights under the Construction Industry Recovery Fund
  • Provides that the owner may request from the contractor a list of all subcontractors and suppliers. This request must be in writing and delivered by Registered or Certified mail. Within 10 days after receipt of the written request, the contractor must furnish the list. Failure to do so results in the forfeiture of the contractor’s right to assert a lien against the owner’s property.

Unscrupulous Contractors
Early warning signs that you may be dealing with an unscrupulous contractor could include:

• • A large down payment is requested before work begins
  • Many requests for money during early phases of construction
  • A verbal contract only, as person is not willing to put all terms in writing
  • You are asked to make your check payable to an individual’s name or asked to make payment in cash or to make the check payable to "cash"
  • The contractor suggests doing the work without permits or asks you, the homeowner, to obtain the permit.

Contractor Complaints
If a contractor abandons the work or if you have a complaint regarding their performance, you may file a contractor complaint and search for contractors, or contact the Contractor Licensing and Enforcement Section at 786-315-2561 or email RER-CONCOM@miamidade.gov for assistance.

The Contractor Licensing and Enforcement Section will investigate and work towards a resolution.

However, it may be necessary for you to hire a new contractor to complete the work, or you may complete the work as an owner-builder, if you qualify.

Final Payment to the Contractor
After successfully passing your inspections and before making a final payment to the contractor, the contractor should provide you proof that all final inspections have been approved by the Department or provide a Certificate of Completion or Occupancy issued by the Department.

Additionally, you should request final release of liens from any individuals or firms who have provided labor, materials or supplies, especially those who have sent you a "Notice to Owner" letter.

Prior to paying your contractor, you need to receive a Release of Lien and Affidavit to the extent of payment from the general contractor. The Release of Lien and Affidavit shall state either that all the subcontractors and suppliers have been paid or list those unpaid and the amount owed. The contractor is required to list on the affidavit any subcontractor or supplier that has not been paid. That amount may be withheld from the contractor’s pay and paid directly to the subcontractor or suppliers after 10 days written notice to the contractor.

If the balance due to the contractor is not sufficient to pay in full all subcontractors and suppliers listed on the contractor’s affidavit, you may consult with an attorney.

The general contractor shall furnish a final Release of Lien and Affidavit to the owner indicating all subcontractors and suppliers have been paid at the time he requests final payment. You may rely on the affidavit in making final payment to the general contractor. If you make final payment to the general contractor without obtaining the affidavit, your property can be liened for non-payment if the general contractor fails to pay the subcontractors or suppliers. You should always obtain a Release of Lien and Affidavit from the contractor before any payments are made.