Permitting Your Sunny Isles Condo Renovation

Thinking about updating your Sunny Isles condo, but not sure how to tackle permits and approvals? You’re not alone. Between City requirements, association rules and product approvals, the process can feel complex. This guide breaks it down so you protect your investment, avoid delays and close your permit cleanly. Let’s dive in.

Who approves your renovation

City review and licensed contractors

The City of Sunny Isles Beach reviews plans, issues permits, and performs inspections. Applications, plan reviews, inspections and final closeout all run through the City’s digital system. The City requires licensed contractors for work in condominium buildings, and the owner‑builder exemption does not apply to condos. You can confirm requirements on the City of Sunny Isles Beach Building Department page and use the online permitting portal to apply and schedule inspections.

Florida Building Code applies

All work must meet the statewide Florida Building Code. The 8th Edition took effect on December 31, 2023, and includes High Velocity Hurricane Zone rules relevant to coastal condos. Check the Florida Building Code 8th Edition for the latest standards.

Miami‑Dade product approvals for windows and waterproofing

If you replace impact windows or exterior doors, or you waterproof a balcony, you will typically need Miami‑Dade product approvals. Use the Miami‑Dade Product Control NOA database to confirm accepted products. Sunny Isles Beach usually requires submittal of product approvals with your plans. For balcony waterproofing, the City commonly requires the contractor to be an approved applicator and to attach two copies of the product NOA.

Your condo association’s role

Your association’s declaration, bylaws and rules govern what you can change and how work happens. Florida law limits unit‑owner actions that may affect safety or common elements. Material alterations to common elements often need specific board or owner approvals. Review your documents and see Florida Statutes Chapter 718.113 for the legal framework.

Common condo projects and permit triggers

• Flooring changes. Installing tile, stone or similar flooring in a condo typically needs a permit and a licensed contractor. Associations often require sound‑isolation underlayment with specific IIC or STC ratings. Confirm details with your board and the City’s permit guidance.
• Kitchens and baths. Moving plumbing, adding gas, or significant electrical work will trigger multiple trade permits and inspections. Plan for plumbing, electrical and sometimes mechanical permits.
• Electrical upgrades. Service changes, new circuits and most lighting layouts require a licensed electrician and permits. Scope and inspections must meet state and local code.
• A/C replacements. Mechanical permits are typical for split systems, relocations or condensate changes. Emergency repairs may be allowed up to the first inspection with Building Official approval. When in doubt, contact the Building Department.
• Windows and exterior doors. Replacements require a building permit and approved impact‑rated products. Include NOA documentation with your submittal.
• Balconies. Balcony waterproofing requires a dedicated permit, an approved applicator and NOA submittals. Any structural balcony work needs sealed engineer or architect drawings and association approval.
• Structural changes. Removing or altering load‑bearing elements or creating slab penetrations requires sealed plans by a Florida‑licensed engineer or architect, plus association consent.
• Cosmetic work. Painting and simple trim updates may not need a City permit, but your association could still require written approval. Always verify before you start.

The permit process and timeline

Step‑by‑step

1. Check association rules. Coordinate early with property management on approvals, deposits, work hours, elevator reservations and insurance certificates. See the framework in Florida Statutes Chapter 718.
2. Hold a pre‑submittal conversation. For complex scopes, schedule a pre‑submittal or pre‑construction meeting with the City to confirm documents, affected trades and outside agency reviews. Start on the City’s Building Department page.
3. Prepare the application. Your licensed contractor applies online through the permitting portal. Typical items include a notarized application, proof of ownership, contractor registration, signed contract, scope, sealed plans for structural work, and product approvals for windows or waterproofing.
4. Plan review and corrections. Small single‑trade reviews can take 1 to 2 business days. Multi‑trade or structural projects often take 1 to 2 weeks, depending on workload. Respond quickly to comments to keep momentum.
5. Permit issuance and inspections. Post the permit info as required and schedule inspections in the portal. Inspectors typically post results the same day.
6. Closeout. Finish with final inspections and obtain a Certificate of Completion or final sign‑off. Keep these documents for resale and insurance.

Timing and permit expiration

• Review times vary with scope and workload. Small items can move in days, larger projects in a week or two. The City encourages you to call for current processing times on the Building Department page.
• Permits expire if no approved inspection occurs within 180 days of issuance or if work is suspended for 6 months. Request extensions through the City. If timing is tight, contact the Building Department early.

Fees and budgeting

Sunny Isles Beach uses a tiered fee schedule based on job value, with minimums and state surcharges. Budget for base permit fees plus trade permits. Confirm current rates on the City’s permit page before you apply.

Association rules and building safety

Board approvals and site logistics

Most associations require prior written approval, deposits, contractor insurance naming the association as additional insured, and compliance with building logistics such as elevator scheduling and debris handling. The law prohibits work that harms common elements. See Florida Statutes Chapter 718.113 and your recorded documents.

Recertification environment

Following statewide safety reforms, many buildings undergo periodic structural and electrical recertification. That can increase scrutiny on structural or envelope work and may affect project timing or approvals. For context, review the local Building Recertification Program.

Licensing, insurance and risk

• Always hire properly licensed contractors. You can verify contractor licenses on MyFloridaLicense.
• Associations typically require general liability and workers’ compensation certificates. Unpermitted or unlicensed work can lead to fines, stop‑work orders or costly corrections.

Your owner checklist

• Confirm condo rules and required approvals, deposits, and work hours with your board and management.
• Verify contractor license and active status, and collect insurance certificates naming the association when required.
• For complex scopes, book a pre‑submittal chat with the City to confirm documents and reviews.
• Assemble submittals: notarized application, proof of ownership, contractor registration, signed contract, sealed plans for structural items, and NOAs for windows or balcony waterproofing.
• Use the portal to schedule inspections. Keep a copy of the permit card accessible on site.
• After final inspections, download and save the Certificate of Completion or final sign‑off for your records.

Final thoughts and next steps

Permitting is more than a checkbox. It protects safety, preserves resale value, and keeps insurance straightforward. With the right contractor, clear association approvals and a complete City submittal, your Sunny Isles renovation can move smoothly from plan to final closeout.

If you want local insight on which buildings require what, or you need a trusted referral network for licensed pros, connect with Urdapilleta Real Estate. Our team supports owners and investors across Miami’s luxury corridors so you can renovate with confidence.

FAQs

What permits do I need to renovate a condo in Sunny Isles Beach?

• It depends on scope. Flooring, kitchens and baths, electrical, A/C, windows and balcony waterproofing usually require permits and licensed contractors. Check the City’s permit guidance and your association rules.

Are owner‑builder permits allowed for Sunny Isles condos?

• No. The City requires licensed contractors for work in condominium buildings, and the owner‑builder exemption does not apply to condos.

Do I need impact‑rated windows and product approvals in Sunny Isles?

• Yes for exterior fenestration. Submit Miami‑Dade Notices of Acceptance for the specific products with your permit application.

How long do Sunny Isles plan reviews take for condo projects?

• Small single‑trade items often review in 1 to 2 business days. Multi‑trade or structural scopes commonly take 1 to 2 weeks, depending on workload.

When does a Sunny Isles permit expire if work is ongoing?

• A permit expires if there is no approved inspection within 180 days of issuance, or if work is suspended for 6 months. Request extensions through the Building Department.

What association approvals are typically required before I start?

• Most boards require written approval, a construction deposit, licensed and insured contractors, and compliance with rules for work hours, elevator use and debris handling.