In Miami-Dade, a bathroom remodel needs a building permit as soon as plumbing, electrical, ventilation or walls are moved, altered or reconfigured. Swapping fixtures, vanities and finishes in their existing positions generally does not. A new state exemption for small projects under $7,500 took effect on July 1, 2026, but it excludes plumbing and electrical work, so it rarely helps in a bathroom.

This question comes up on nearly every bathroom project, usually phrased as a hope: we don’t really need a permit for this, do we? Here is how the rules actually work, as of 2026, and what it costs when people guess wrong.

What the Miami-Dade rule actually says

The county’s published exemption list allows kitchen cabinets, vanities and paneling to be replaced inside a residential unit in the same configuration without a building permit. The same entry then adds the part that matters: “any associated plumbing, ventilation and electrical work will require a building permit if relocated, reconfigured and/or altered.” The county also lists electrical, plumbing, mechanical, gas and structural work as categories that always require permits.

Two details are worth knowing. Floor resurfacing with tile, wood, brick or carpet is listed as exempt. And the county’s exemption list is written for unincorporated Miami-Dade, so a city with its own building department can apply the rules differently. Check with the department that has jurisdiction over your address before you assume anything.

The practical test: is anything moving?

Usually no permit needed:

  • Swapping a vanity for one of similar size in the same position, on the same connections
  • New faucet, showerhead or trim on existing valves
  • Painting, mirrors, accessories
  • Floor resurfacing with tile, wood, brick or carpet, which the county lists as exempt
  • Replacing a toilet in the same spot, in many jurisdictions (some departments still want a plumbing permit, so ask)

Permit required:

  • Moving the toilet, sink or shower drain, even a short distance
  • Converting a tub to a walk-in shower (the drain and valve almost always move)
  • Adding or relocating electrical outlets, lighting or an exhaust fan
  • Replacing or relocating the exhaust fan or its duct, which is mechanical work
  • Removing or altering any wall
  • Adding a bathroom where there was not one
  • Replacing supply or waste piping

If you are planning a tub-to-shower conversion, our article on walk-in showers versus tubs and resale covers whether it is worth it before you get to the permit question.

The new $7,500 exemption: why it rarely applies to bathrooms

Florida’s House Bill 803 created a building permit exemption, effective July 1, 2026, for small residential projects where labor and materials together come to less than $7,500. Miami-Dade, Fort Lauderdale and Pinecrest have each published how they are applying it, and the limits are consistent:

  • It covers single-family homes, duplexes and townhouses. Condo and other multifamily units are not eligible.
  • Properties partly or fully inside a designated flood hazard area are excluded, which covers a large share of coastal South Florida.
  • Electrical, plumbing, mechanical, gas and structural work still require permits regardless of value.
  • It is not automatic. You submit a written exemption request with a contract or estimate showing the scope and value, and wait for approval.
  • Splitting a larger job into phases to stay under the threshold is prohibited.

Strip out plumbing, electrical and the fan, and what remains of a bathroom remodel is mostly tile, paint and a like-for-like vanity, which was largely exempt already. The new rule is useful for other small projects. For a real bathroom renovation, plan on a permit.

Which building department do you deal with?

Miami-Dade County’s building department issues permits only for unincorporated areas, meaning properties whose folio number starts with “30.” Everywhere else, the municipality has its own building official. That includes Miami Beach, Coral Gables, Aventura, Bal Harbour, Sunny Isles Beach and Surfside, each with its own submission portal, review timeline and, in some cases, additional design review.

Condo buildings add a separate association approval that runs entirely independently of the city permit. Getting one does not get you the other. Our guide to condo renovation rules in Miami covers what boards ask for. If you are in Broward instead, see our article on Broward County remodeling permits.

What a bathroom permit application usually includes

Requirements vary by city, but a typical bathroom package looks like this:

  • Drawings. A floor plan showing existing and proposed layouts, fixture locations and any wall changes. Miami Shores, for example, asks for two sets of working drawings plus a floor plan of the whole house.
  • Subpermits. Separate plumbing, electrical and mechanical permits, each pulled by a contractor qualified in that trade.
  • Notice of Commencement. Florida law requires one to be recorded and filed before the first inspection when the direct contract is over $5,000. Almost every full bathroom remodel crosses that line.
  • Inspections. Expect rough and final inspections for each trade, plus framing, insulation and drywall inspections where walls are opened.

How long does a bathroom permit take?

For unincorporated Miami-Dade, the county says initial plan review takes anywhere from 24 hours to 10 business days, depending on the permit type and complexity. Corrections go back through the same process with similar review times. Municipal departments set their own timelines, and they vary.

Once issued, a county permit is valid for 180 days, and each approved inspection extends it by another 180 days. Incomplete applications are the main cause of delay, not the departments themselves. We file early so review runs in parallel with material lead times rather than after them. For the full schedule picture, see how long a renovation takes.

Why people skip it, and why it goes wrong

The reasons are always the same: the permit costs money, review takes time, and inspections mean the schedule is no longer entirely in your control. All true.

Here is what it costs instead. In unincorporated Miami-Dade, starting permitted work before the permit is issued triggers an additional fee equal to 100% of the normal permit fee, and paying it does not cancel other penalties. Most cities have similar provisions.

Then there is the sale. Unpermitted work surfaces when the buyer’s side pulls the permit history and finds a bathroom that does not appear in the records. You are now negotiating under time pressure with a buyer who has leverage. The usual outcomes are a price reduction, an escrow holdback, or a scramble to legalize the work.

The third cost is insurance. If a water claim traces back to plumbing nobody inspected, you have handed the carrier a question you would rather not have to answer.

Legalizing work that was already done

It is usually possible. It involves filing for the permit after the fact, opening enough of the finished work for the inspector to see what is behind it, correcting anything that does not meet current code, and closing the permit out. The county notes that covered plumbing that was never inspected may have to be exposed.

It is not enjoyable and it is not free. It is considerably better than losing a buyer three days before closing.

Mistakes we see homeowners make

  • Pulling the permit themselves as owner-builder to save time, which makes them legally and financially responsible for the work. Our article on owner-builder permit risks explains what you sign.
  • Assuming the condo board approval is the permit. It is not.
  • Leaving permits open. A permit that was issued but never received its final inspection shows up in the records almost as badly as no permit at all.
  • Designing first, checking feasibility later. In a condo, the drain may not be able to move at all, permit or not.

What to ask your contractor about permits

  1. Who is pulling the permit, and will your state registration or certification number be on it?
  2. Which subpermits will this job need, and who pulls each one?
  3. Which inspections are scheduled, and at what stage of the work?
  4. Will you record the Notice of Commencement?
  5. Will I get a copy of the final inspection showing the permit is closed?

Clear answers to all five are a good sign. A contractor who suggests you skip the permit is telling you how they handle the rest of the job too. Our bathroom remodeling page explains how we run these projects, and bathroom remodel costs in Miami covers the budget side.

Frequently asked questions

Do I need a permit to replace a vanity in Miami-Dade?

Generally not, if the new vanity goes in the same configuration and the plumbing connections stay where they are. The county lists vanity replacement as exempt, but associated plumbing, ventilation or electrical work needs a permit if it is relocated, reconfigured or altered. Cities with their own building departments may apply this differently, so confirm with the department that covers your address.

Does Florida’s $7,500 permit exemption cover bathroom remodels?

Rarely. The exemption that took effect July 1, 2026 applies only to single-family homes, duplexes and townhouses outside flood hazard areas, and it still requires permits for plumbing, electrical, mechanical, gas and structural work. Condo units are excluded. You must also request it in writing. Most real bathroom remodels involve at least one excluded trade.

Do I need a permit to convert a tub to a shower in Miami?

Almost always. A tub-to-shower conversion usually moves the drain and the valve, and it often changes the wall framing and waterproofing. Any relocation or alteration of plumbing requires a permit in Miami-Dade, and the same applies in Miami Beach, Coral Gables and other cities with their own building departments.

How much more does it cost if work starts without a permit?

In unincorporated Miami-Dade, the county adds a fee equal to 100% of the normal permit fee when permitted work begins before the permit is obtained, and other penalties can still apply. You may also have to open finished walls for inspection and correct anything that is not to current code, which usually costs far more than the fee.

Can a homeowner pull their own bathroom permit in Florida?

Yes, under the owner-builder exemption, for a one- or two-family home you occupy. You sign a disclosure accepting legal and financial responsibility for the work, you must supervise it on site, and selling or leasing within a year creates a presumption that it was built for sale. For most people it is a poor trade.