New impact windows or a new sliding glass door can make a home safer and quieter. But if the work was done without a building permit, it can turn into a problem later: when you sell, refinance, file an insurance claim, or get a notice from the city.
The good news is that unpermitted window and door work can often be addressed. This guide explains why it matters, what building departments in Miami-Dade, Broward and Palm Beach usually look for, and how to get started. Every city and county has its own rules, so always confirm the details with the building department that serves your property.
Do windows and doors really need a permit in South Florida?
In most cases, yes. Miami-Dade County’s permitting guidance lists replacement of windows and doors as exterior work that needs a permit. The City of Hollywood’s window and door checklist says the installation, replacement or major repair of a window or door requires a building permit, for both homes and commercial properties.
There are some narrow exceptions. For example, unincorporated Palm Beach County’s permit-exemption list includes replacing an exterior door within the existing jamb once in a 12-month period for one- and two-family homes. Exceptions like this are specific and local, so do not assume your project qualifies. Check with your building department before relying on one.
Why unpermitted windows can cause problems
South Florida is hurricane country, so building departments check that windows and doors are approved for the wind pressures at your property and installed the way the product approval requires. Without a permit and inspections, there is no official record that this was checked.
That missing record can show up when:
- You sell or buy. A buyer, lender or title company may notice work that is not on the permit history.
- You get a code notice. Miami-Dade County’s building code enforcement treats work without permits as a violation that has to be brought into compliance.
- You insure the home. Insurance questions about window protection may be harder to answer without permit records. (Ask your insurance agent how this affects your policy.)
- You plan more work. Future permits may be harder if the property already has open issues.
How the fix usually works: the after-the-fact permit
The usual path is often called an “after-the-fact” or “work without permit” permit. The building department reviews the work that is already installed, as if you were applying for it today, and inspects it. Depending on what they find, the work may be approved as is, or corrections may be needed.
Miami-Dade County’s Board of Rules and Appeals endorsed countywide Work Without Permit guidelines in January 2026. Among other things, they describe documenting the work, a hold-harmless agreement from the property owner, and a certificate signed and sealed by a Florida-licensed engineer or architect based on a direct inspection. The building official has discretion in how these guidelines are applied, so requirements can differ from case to case.
Other departments handle this in their own way, and some charge additional fees when work starts before a permit is issued. Ask your department what applies to you.
What building departments usually ask for
Requirements vary, but window and door permit packages in our area often include:
A permit application
Broward County jurisdictions use the Broward County Uniform Building Permit Application. Palm Beach County cities such as Greenacres use the Palm Beach County Universal Permit Application. Miami-Dade County has its own permit application.
Product approvals for each unit
Departments typically ask for a current Miami-Dade Notice of Acceptance (NOA) or Florida Product Approval for each window, door and mullion, often marked up to show the exact size, glass and pressure being used. Palm Beach County notes that a plans examiner evaluates whether the product fits the site’s wind zone.
A plan or schedule showing each opening
Expect a simple floor plan or elevation showing where each window or door is, its size and which product it is. In Broward, the Broward County Uniform Retrofit Window & Door Schedule has been mandatory countywide since July 1, 2020.
Other items that may apply
- A recorded Notice of Commencement, depending on the contract amount and the department’s rules
- An owner-builder affidavit if the owner is acting as the builder
- HOA or condo association approval, if applicable
- Design wind-load information, which some departments require from a design professional for taller buildings
- Extra documents if the property is in a historic district or near the beach
Step-by-step checklist
- Find out who issues permits for your property. Many South Florida cities have their own building department. In Miami-Dade, the county’s own permit process applies to unincorporated properties, and each city has its own building official.
- Pull the permit history. Search the issuing department’s permit records to see what is, and is not, on file for your address.
- Gather what you have. Invoices, contracts, the installer’s name, photos, and any product labels or stickers can help identify the products.
- Identify the product approvals. Match each window and door to a current NOA or Florida Product Approval if possible.
- Ask the department about its after-the-fact process. Confirm what documents, inspections and professional certifications it requires.
- Prepare and submit the package. Include the application, approvals, opening schedule and any required forms.
- Respond to comments and schedule inspections. Fix anything the inspector flags.
- Get the permit finaled. Keep a copy of the closed permit for your records and for any future sale.
When to get help
If you are under a deadline, such as a pending sale or a code notice, it helps to work with someone who handles these filings every day. Permit Busters helps homeowners, condo owners, buyers, sellers, realtors and contractors across Miami-Dade, Broward and Palm Beach research permit history, prepare permit packages and follow up with building departments. When a project needs an engineer, architect or licensed contractor, we can help you coordinate with them.
FAQ
Can I get a permit after my windows are already installed?
Often, yes. Many departments offer an after-the-fact or work-without-permit process that reviews and inspects the installed work. Whether it can be approved as is depends on the products, the installation and the department’s requirements.
Will I have to remove my new windows?
Not necessarily. Some work is approved as installed, while other work may need corrections. If a product or installation cannot meet the requirements, removal or replacement may be required. Only the building department can make that call.
Do I need an engineer?
Sometimes. Miami-Dade County’s 2026 Work Without Permit guidelines call for a certificate from a Florida-licensed engineer or architect. Other departments may ask for sealed wind-load information in certain cases. Ask your department what it needs for your project.
Does every city follow the same rules?
No. Requirements, forms and fees vary by city and county. Always confirm with the building department that serves your property.
Talk to Permit Busters
Not sure where to start with unpermitted windows or doors? Book a free 15-minute consultation. Call or text 954-616-5823 or visit permitbusters.com.
This article is general information, not legal or engineering advice. Rules change and vary by jurisdiction. Confirm requirements with your building department.