Direct answer
You do not choose between them. The building official issues the certificate that fits the permit. A Certificate of Occupancy (CO) is required before a building is used or occupied, or before its use or occupancy classification changes. Miami-Dade issues COs for new construction, remodeling, renovation, and changes of use. A Certificate of Completion (CC) is proof that a structure or system is complete. Miami-Dade issues CCs for items such as standalone fences, windows, and shell buildings.
Disclaimer
This article is general information about permitting and code-enforcement processes. It is not legal advice, not a substitute for advice from a Florida-licensed attorney, and not a guarantee of any result, timeline, or fee. Permit Busters, LLC is not a law firm and does not appear as your legal representative. Building and code rules vary by county and municipality and can change. Confirm current requirements, forms, and fees with the building or code office that has jurisdiction over the property, and consult a Florida attorney and, where construction work is required, a Florida-licensed contractor.
Este artículo es información general sobre procesos de permisos y cumplimiento del código. No es asesoramiento legal, no sustituye el consejo de un abogado con licencia en Florida y no garantiza un resultado, un plazo ni un costo. Permit Busters, LLC no es un bufete de abogados y no comparece como su representante legal. Las normas de construcción y de código varían según el condado y el municipio y pueden cambiar. Confirme los requisitos, formularios y tarifas vigentes con la oficina de construcción o de código que tenga jurisdicción sobre la propiedad, y consulte a un abogado de Florida y, cuando se requiera obra, a un contratista con licencia en Florida.
What each certificate does
The Florida Building Code, 8th Edition (2023), sets out both certificates, and Palm Beach County’s local amendments repeat the same text:
- Certificate of Occupancy (section 111.1): A building or structure shall not be used or occupied, and its use or occupancy classification shall not be changed, until the building official has issued a certificate of occupancy. Issuing one is not approval of a code violation.
- Certificate of Completion (section 111.5): A Certificate of Completion is proof that a structure or system is complete, and for certain types of permits it is released for use and may be connected to a utility system. It does not authorize anyone to occupy a building, such as a shell building, before a Certificate of Occupancy is issued.
The same text says certificates of occupancy are not required for work that is exempt from permits under section 105.2.
Which projects get which
Miami-Dade County’s certificate page gives practical examples:
| Certificate | Miami-Dade examples |
|---|---|
| Certificate of Occupancy | New construction, remodeling, renovation, or a change of use, such as a new structure or addition, removing internal walls, or changing a school to a restaurant |
| Certificate of Completion | Standalone fences, windows, similar permits, and shell buildings |
| Neither required (but available on request) | Smaller projects, such as a fence installation |
The County’s page lists standalone fences under Certificates of Completion and also says a fence installation does not require a certificate, so ask the department which applies to your permit.
Cities set their own practice, so ask the building department that issued your permit which certificate, if any, your permit produces.
Temporary certificates
Florida Building Code section 111.3 lets the building official issue a temporary certificate of occupancy before all the work is finished, if the finished portions can be occupied safely. The building official sets how long it is valid. Miami-Dade’s page describes its temporary certificates as valid for a limited period, with extensions available on request when trade and Fire approvals are in place.
A Certificate of Use is something else
In unincorporated Miami-Dade, a Certificate of Use (CU) confirms that a business is allowed in its zoning district. The County says a Certificate of Occupancy is a prerequisite to a Certificate of Use. A CU is not a building-code certificate, and it does not replace a CO or CC.
How to get the certificate
- Pass every final inspection listed on the permit card.
- Clear any completion holds. Miami-Dade says to check them on the permit card or in its permit records.
- Apply where the department requires. Miami-Dade lets owners apply for, print, and search CO and CC records online by address, certificate number, or permit number.
Miami-Dade’s owner-builder guidance also advises owners to get proof, before making final payment, that all final inspections were approved, or a Certificate of Completion or Occupancy issued by the Department.
Why it matters later
When a property is sold or refinanced, missing certificates and open permits often come up in the permit search. See Selling a Florida Home With Open or Expired Permits and How to Keep a Florida Building Permit From Expiring.
Get help with final inspections and certificates
Permit Busters, LLC can help you read the permit card, find which inspections or holds remain, and request the certificate from the department that issued the permit. See permit closeout services and realtor permit services. Approval always rests with the city or county. Call (954) 616-5823, email info@permitbusters.com, or book an appointment. Hours are Monday through Friday, 9 AM to 5 PM. Permit Busters, LLC is based in Lauderhill, FL 33351.
FAQ
What is the difference between a Certificate of Occupancy and a Certificate of Completion?
A Certificate of Occupancy is required before a building is used or occupied, or before its use or occupancy classification changes. A Certificate of Completion is proof that a structure or system is complete. It does not authorize occupancy of a building, such as a shell building.
Does a remodel get a Certificate of Occupancy?
In Miami-Dade, the County says a Certificate of Occupancy is issued for new construction, remodeling, renovation, or a change of use, such as an addition or removing internal walls. Ask the department that issued your permit how it applies to your project.
Do window or fence permits get a Certificate of Completion?
Miami-Dade says a Certificate of Completion is issued for standalone fences, windows, similar permits, and shell buildings. It also says smaller projects, such as a fence installation, do not require a certificate, but one can be requested.
What is a temporary Certificate of Occupancy?
It lets finished portions of a building be occupied before all the permitted work is complete, if they can be occupied safely. The building official sets how long it is valid.
How do I get a Certificate of Occupancy or Completion?
Pass the final inspections on the permit card, clear any completion holds, and apply as the issuing department requires. Miami-Dade lets owners apply for, print, and search these certificates online.