A C.O. is literally a Certificate of Occupancy, a written certification that a building may be occupied. Our governing building code, the Florida Building Code, Section 307.1, states, "No building or structure, be erected, altered or enlarged, or existing building involving a change of occupancy, shall be occupied in whole or in part until the permit holder has applied for and obtained a Certificate of Occupancy."

A C.C. is literally a Certificate of Completion, a written certification that the work specified in the permit has been completed according to code and the premises are fit for inhabitancy. Florida Building Code Section 308.1 states that "The permit holder must apply for and obtain a Certificate of Completion of any building after all inspections have been approved by the Building Official."

Therefore, commercial new constructions, as well as additions, remodeling and alterations under $25,000 in job value must secure a Certificate of Occupancy prior to inhabitancy. Residential new construction must secure a Certificate of Occupancy, but residential additions and remodeling with a job value of $15,000 or higher will require a Certificate of Completion. Commercial alterations and remodeling exceeding $25,000 in job value will require a Certificate of Completion.

1. How much are C.O.s and C.C.s?

The fees are the same for both, and are collected at the time permits are issued:

$100 - Residential

$250 - Commercial

2. How long does it take to get a C.O. or a C.C.?

If all mandatory inspections have been performed and all required documentation is on file, you may obtain a C.O. or a C.C. the same day that you apply for it.

3. What are the mandatory inspections for a C.O.?

The building inspection card lists all the inspections that must be requested and approved as YES on the required column. Once said inspections are completed, you may apply for a C.O. or a C.C.

4. How do you apply for a C.O. or a C.C.?

You must bring your signed permit cards to your building inspector in the morning between 8-9 a.m. The inspector will review the job file and determine if all is in order and make recommendations to the Chief Building Inspector to issue the C.O. or C.C.

5. What is the required documentation besides the permit cards?

Depending on the type of construction, whether an addition, or an interior remodeling for example, your building inspector will require certificates such as fire penetration and insulation, and a complete list of all subcontractors, as well as construction affidavits and an architect/engineer log. Sample packages of the required documentation forms are available, whether for new construction or remodeling. Your inspector is also available to discuss your project and required documents.

6. Do I have to wait until all the work is completed to occupy the premises?

No. The Building Florida Building Code makes provision for a Temporary Certificate of Occupancy for a period not to exceed ninety (90) days, and a Temporary Certificate of Completion for a period not to exceed sixty (60) days. You must have a justifiable reason to request the temporary certificate. All the disciplines that have not approved final inspections must approve either temporary occupancy or completion.

7. How much is the Temporary Certificate of Occupancy?

Same fees as the permanent: $100 for residential and $250 for commercial.

NOTE: Other fees may be applicable depending on the type of work being issued a certificate, in accordance with City of Miami Ordinance 10601 - Interim Service Proprietary and General Services Fee.

8. What happens if the work is not finished within the specified period?

At the discretion of the Building Official, the temporary certificate may be extended for an additional ninety (90) or sixty (60) day period. After the initial extension, you must apply to the Miami-Dade County Board of Rules and Appeals for further extensions to the temporary certificate.

Please submit your questions and we will address them in our next edition.