Local service guide
Miami kitchen remodeling: permits and hiring
Arrange kitchen remodeling in Miami by defining your layout, confirming the permitting jurisdiction for your address, and asking contractors to quote the same written scope. Miami-Dade County explains that each municipality issues permits within its own limits; its county application process serves unincorporated properties with folios beginning with 30. Confirm that distinction before accepting a contractor’s permit plan. Include responsibility for applications, inspections, appliance connections and final closeout in your agreement. [1]
Define your scope before requesting bids
Write down what you want to keep: cabinet locations, sink position, appliances, flooring and walls. List the changes you want each contractor to price. Ask for separate proposals for replacement work and relocation work if you are deciding between a cabinet refresh and a redesigned layout.
Request cabinet construction and finish specifications, countertop material, appliance model numbers and a dimensioned drawing. Have each bidder identify who measures for countertops, installs appliances and handles connections. Ask for a separate price for optional changes and a description of the products covered by each allowance.
For a condo, ask building management about renovation approval, delivery access, elevator reservations, work hours and debris removal before choosing a start date. Give those requirements to each bidder. Have the contractor measure the delivery route and agree on cabinet storage before demolition.
Confirm the permit office and proposed alterations
Miami-Dade County’s application instructions cover unincorporated properties with folios beginning with 30. Each municipality has its own Building Official who issues permits within its limits. For a City of Miami property, confirm your scope with the city’s permitting authority before using the county portal or applying a county exemption. [1]
The county exemption page lists residential kitchen-cabinet replacement using the same configuration among work that does not require a building permit in unincorporated Miami-Dade. Associated plumbing, ventilation and electrical work requires a permit when relocated, reconfigured or altered. Ask the contractor to describe the connection work even if you intend to keep appliances and the sink in place. [2]
The county describes a small-project exemption beginning July 1, 2026 for qualifying work valued under $7,500. Its guidance excludes multifamily units and properties partially or entirely within flood hazard areas. Electrical, plumbing, structural, mechanical and gas work remain outside this exemption. Applicants must submit a written request and documentation of the work’s nature and value; owners cannot split projects into phases to avoid permitting. [2]
Ask the responsible permit office to confirm the proposed work before signing. Have the contractor put the permit or exemption responsibilities in the agreement, including who submits documents and responds to requested corrections.
Check the contractor and compare complete quotes
Miami-Dade’s Contractor Inquiry and Complaint Search covers contractors with a county Certificate of Competency. You can search by company name or license number and review contractor information, status and complaints, if any. The page directs users to a separate Florida state-license search, so a missing county result does not establish whether someone holds a state license. [3]
Ask bidders for their business name, license number and the names of the people responsible for trade work. Match that information to the applicable search. Request insurance documentation and references for comparable kitchens. Ask those references about communication, change orders and how the contractor handled unfinished items.
Have bidders separate cabinets, countertops, demolition, disposal, trade work, appliance installation and permit handling. Identify materials you supply and materials the contractor purchases. For allowances, ask which product and quantity the amount covers and how you will approve an increase. Use these details to compare the total against the same scope.
Agree on how the contractor will price concealed damage after opening walls or removing cabinets. Require your written approval before added work proceeds. Request a schedule covering delivery, demolition, trade work, inspections and installation. Plan where you will cook and wash dishes during the disruption.
Choose appliances and agree on closeout
Give the cabinet installer your selected appliances’ installation specifications before approving drawings. Check openings, door clearance and connection locations. ENERGY STAR advises buyers to compare similar dishwasher models using the yellow EnergyGuide label and to choose capacity for their household. [5]
The chart compares national ENERGY STAR water-use qualification limits for standard and compact residential dishwashers. Compact models have a lower limit per cycle, but ENERGY STAR cautions that their smaller capacity may lead to greater energy use over time. Choose capacity for your household, then compare models within that size. [4] [5]
For projects using the unincorporated-county permit process, Miami-Dade advises owners to obtain proof of approved final inspections or a Certificate of Completion or Occupancy before final payment. It also advises obtaining a final Release of Lien and Affidavit from the general contractor. Ask at the start which closeout documents apply to your project. [1]
ENERGY STAR dishwasher water-use limits by capacity
Local details that affect your job
Choose the municipal or county application process
Miami-Dade limits its published application process to unincorporated properties whose folios start with 30. Each municipality issues permits within its own limits. Identify your property’s municipality before asking a bidder to name the application portal and responsible permit office. [1]
Separate cabinet installation from altered connections
In unincorporated Miami-Dade, the county lists same-configuration residential cabinet replacement as exempt from a building permit. Associated plumbing, ventilation and electrical alterations require permits. Request separate scope lines for cabinets and connections before accepting a claim that the project needs no permit. [2]
Check eligibility before accepting a small-project exemption
The county’s July 2026 guidance excludes multifamily units and flood-hazard properties from its under-$7,500 exemption. Specified regulated trades also remain outside that exemption. If a bidder invokes it, confirm eligibility and the written-request procedure with the responsible permit office. [2]
Match your project to the next step
| Proposed work | County guidance and scope | Before accepting a bid |
|---|---|---|
| Replace cabinets in the same configuration | Unincorporated Miami-Dade lists a residential cabinet exemption; altered trade connections require permits. | Separate cabinet installation from plumbing, ventilation and electrical work. |
| Move the sink or alter wiring | County guidance identifies plumbing and electrical alterations as permit work. | Confirm the application scope with the responsible municipal or county office. |
| Remove a wall | County guidance identifies interior wall removal as work requiring a permit. | Request a plan for evaluating the wall and obtaining approval before demolition. |
| Claim the under-$7,500 exemption | County guidance excludes multifamily units, flood-hazard properties and specified regulated trades. | Confirm eligibility and the required written request and value documentation. |
Your hiring checklist
- Confirm your property’s municipality with the responsible permit office.
- Prepare one scope and layout drawing for all bidders.
- Identify the connections, walls and appliance locations you intend to change.
- Ask for license details and check the applicable contractor records.
- Choose appliance models and confirm dimensions before cabinet approval.
- Document allowances, exclusions, payment milestones and change-order approval.
- Arrange building access, material storage and a temporary kitchen.
- Agree on closeout documents and a process for resolving unfinished items.
Frequently Asked Questions
Does a cabinet replacement need a permit?
Unincorporated Miami-Dade lists residential cabinet replacement in the same configuration as exempt, but associated plumbing, ventilation or electrical alterations require permits. For a City of Miami property, confirm the scope with the city’s permitting authority before applying county exemptions. [1] [2]
Can I check every remodeler in the county contractor search?
The county search covers Miami-Dade Certificate of Competency records and complaints. Its page directs users to a separate search for Florida state-licensed contractors. Ask for the bidder’s license number and use the applicable search. [3]
How should I compare remodeling quotes?
Give each bidder the same drawing, materials list and appliance selections. Compare trade work, permit handling, allowances, disposal and exclusions alongside the total. Ask each contractor to explain how you will approve changes and resolve unfinished items.
Should I choose a compact dishwasher to reduce energy use?
Choose capacity for your household. ENERGY STAR sets a lower water-use limit per cycle for compact models, but cautions that their smaller capacity may lead to greater energy use over time. Compare EnergyGuide labels among similar models. [4] [5]
Sources and scope
This guide combines the sources below with practical planning guidance. Figures apply to the stated geography and period; request a written quote for your property.