Appeal an SCOA or a Final Designation (Historic Board Decision)

Do you want to appeal the decision of the HEPB regarding a particular Special Certificate of Appropriateness or a Final Designation?


Is the Appeal Period Open?

Once the Historic and Environmental Preservation Board's ("HEPB") decision is rendered, an appeal to the City Commission can be filed with the Hearing Boards Division in-person within 15 calendar days of the date of rendition.

NOTE: If the 15th calendar day appeal period has closed, an appeal of the HEPB's decision cannot be filed. If the 15th day falls on a weekend or on a City holiday, the last day to appeal will then be extended to the following business day.

Gather Documents

To appeal a HEPB decision related to a Special Certificate of Appropriateness ("SCOA") or a Final Designation, you will need:

  • Appeal Letter - Your appeal letter addressed to Hearing Boards, with a copy to the Preservation Officer, must indicate the HEPB Resolution number. 
  • Proof of Lobbyist Registration- If you are a lobbyist, please provide a copy of your lobbyist registration. If you do not have a copy, or have not yet registered, please contact the Office of the City Clerk at 305.250.5360.
  • Corporate Resolution from Board of Directors (if you are representing an organization)
  • Appeals of Final Designations, only: Certified list of adjacent property owners within 500 feet - Provide a list of the names and addresses of the property owners and the address(es) within 500 feet of the property indicated on the SCOA or Final Designation.  You can do this through a property search here.
  • Appeals of Final Designations, only: Mailing LabelsThe names and addresses of the adjacent property owners need to be printed on mailing labels. Provide two (2) sets of mailing labels 
  • Other pertinent documents- Provide any other pertinent document that you would like to make a part of your appeal, such as Disclosure to Support or Withhold Objection, Power of Attorney, etc.

Review Fees

If you are filing an appeal and you are either the property owner or an aggrieved party, you will need to pay:

  • $525.00 appeal fee.
  • $4.50 per certified notice that needs to be mailed out.

File your Appeal

Appeals must be filed in person with the Hearing Boards Division located at:

444 SW 2nd Avenue, 3rd Floor

Miami, Florida 33130 

TIP: Appeals are accepted Monday - Friday between the hours of 8:00AM and 5:00PM. Appointments are appreciated but are not necessary. Please contact the Division of Hearing Boards at 305.416.2030 if you wish to make an appointment. 

NOTE: After filing your appeal, you will immediately be given an invoice. 

Pay Your Invoice

Your invoice must be paid in full prior to the acceptance of your appeal. Invoices can be paid online here utilizing the "Transaction ID" # from your invoice (select payments, dropdown menu "Financial Transaction ID").

You can also pay at the Cashier's Office located at:

444 SW 2nd Avenue, 4th Floor

Miami, Florida 33130

TIP: The Cashier's Office is open Monday - Friday between the hours of 8:00AM and 4:30PM.

IMPORTANT: It is best to pay your invoice while still on-site (after filing your appeal), so you may deliver the receipt back to the Division of Hearing Boards immediately. Your appeal will not be filed until you have delivered your paid invoice receipt. Appeal fees are non-refundable.

Await Response

Assuming all of your documents are in order and you have paid, you will be notified via email and mail about your hearing date within five (5) working days. 

NOTE: The Importance of Completed Files

Only a complete, timely filed, and paid appeal will be accepted.  This will be time-stamped and initialed by the Division of Hearing Boards in-person. Only withdrawal letters shall be accepted outside of an appeal period. The appeal will be scheduled to be heard at the next timely Planning and Zoning City Commission meeting; a tentative meeting date will be provided by Hearing Boards staff at the time of filing.