RegistrationValid contractor's licence, liability insurance, business tax receipt and workers' comp or exemption - Permit Application Submittal Checklist (Forms 2025)
LoginsRunners, consultants and expeditors should not use the same email login for multiple owners, addresses or projects
Notice of commencementThe village checklist asks for one on work over $2,500, or mechanical work over $7,500, filed with the Miami-Dade Clerk and shown at first inspection; state law exempts direct contracts of $2,500 or less from the lien law (713.02(5)) and sets the building-department copy rule at over $5,000, with HVAC repair under $15,000 excepted (713.135(1))
PortalAccela Citizen Access, aca-prod.accela.com/keybiscayne; Building, Zoning and Planning, 305-365-5512
County licenceMiami-Dade's Contractor Licensing Section in Regulatory and Economic Resources licenses contractors under County Code Ch. 10, with the Construction Trades Qualifying Board over licence scopes. The county Contractor Search takes a company name or licence number and also shows complaints - 786-315-2880
No county marine cardMiami-Dade's building-specialty licences (communications tower, demolition, drywall, precast erection, reinforcing steel, roofing, screen enclosure, structural steel, unit masonry, door, painting and waterproofing, gutters) have no marine, seawall or dock category, so check the state record
A tax number is not a licenceThe county lists a contractor showing only an occupational licence or business tax number as a warning sign
State licenceSearch the company and the qualifier on DBPR's Verify a Licensee (myfloridalicense.com). A licence number starting with C is a state certification valid anywhere in Florida; one starting with R is a registration, good only where the holder met local competency rules - F.S. 489.105(8),(10) and the DBPR licensing page
Who may build a seawall or dockA certified general contractor's scope is unlimited (489.105(3)(a)). The state also certifies five marine specialties: marine specialty, marine seawall work, marine bulkhead work, marine dock work and marine pile driving - Rule 61G4-15.100(1)(b)-(f)
Workers' compIn construction a single employee makes coverage mandatory (440.02(20)(b)2). Up to three officers or LLC members owning at least 10% may file exemptions (440.02(18)(b)2), and the exemption certificate itself says it is not a DBPR licence (440.05(4)). Check it on the DWC data portal's Coverage and Exemptions search (dwcdataportal.fldfs.com)
Recovery fundFor contracts signed on or after 1 July 2024 the Homeowners' Construction Recovery Fund pays at most $100,000 per claim against a Division I contractor (general, building, residential) and $30,000 against a Division II contractor, which includes the marine specialties; the lifetime caps are $2 million and $600,000 per licensee - 489.143(3),(6). Nothing is paid if the contractor was unlicensed when you signed - 489.141(2)(d) - and residential contracts over $2,500 must print the fund notice - 489.1425
DepositsA contractor who takes more than 10% up front on residential work must apply for permits within 30 days and start within 90 days of the permits issuing, unless you agreed to longer in writing - 489.126(2)(a)
Three-day cancelIf the deal was a home solicitation sale over $25 - signed away from the seller's place of business and not the result of your own request for specific goods or services - you can cancel in writing until midnight of the third business day; Sundays and federal holidays don't count - 501.021, 501.025
Business tax is not a licenceA contractor pays business tax where its permanent office is, and no other city or county may levy a business tax or an equivalent registration fee for temporary work there - 205.065