FEMA 50% Rule, Substantial Improvement, Substantial Damage, and Structure-Only appraisals for properties throughout Miami-Dade County.
Tell us about the property. We'll confirm your jurisdiction and send pricing.
Permitting and floodplain review in Miami-Dade County may be administered by the County or by the applicable municipality, depending on where your property is located.
Properties outside a city limit are generally permitted through Miami-Dade County's Regulatory and Economic Resources (RER) Building Division. We format reports for that submission path.
Incorporated municipalities in Miami-Dade County typically administer their own building permits, though requirements and process can vary by city. We confirm the correct department for your property before your report is finalized.
For properties in a Special Flood Hazard Area, the authority having jurisdiction evaluates the FEMA 50% Rule by comparing the cost of improvement or repair to the structure's market value. The applicable building department makes the final Substantial Improvement or Substantial Damage determination; our appraisal provides the building-value evidence used in that review.
Five report types. One specialty. Every report is built to support Miami-Dade building department review.
Market value determinations used in the applicable building department's compliance review.
Pre-renovation valuations that support permit applications for planned structural improvements.
Post-storm and post-flood valuations used after a damage event.
Building value separated from land value and excluded site components, for use in SI/SD review.
Depreciated replacement-cost valuations used in insurance and compliance determinations.
Every incorporated municipality, plus Unincorporated Miami-Dade County.
A significant share of Miami-Dade properties fall outside any city limit and are generally permitted through Miami-Dade County RER. We prepare reports formatted for that submission path.
Don't see your city listed? Request a quote above and we'll confirm your exact jurisdiction's requirements.
Direct links to the government offices that administer Miami-Dade's floodplain and permitting requirements.
Permitting, plan review, and inspections for unincorporated Miami-Dade County.
Visit RER Building →Flood zone maps, elevation certificates, and floodplain management policy.
Visit Floodplain Management →Public property records and tax-assessed values, for reference.
Visit Property Appraiser →PermitClear Appraisals is an independent appraisal firm and is not affiliated with Miami-Dade County or any municipal government.
Straight answers on jurisdiction and what a Miami-Dade FEMA appraisal requires.
It depends on where the property sits. In Unincorporated Miami-Dade County, permits are generally issued through Miami-Dade County's Regulatory and Economic Resources (RER) Building Division. In incorporated municipalities, permitting is typically administered by the applicable city, though processes can vary. We confirm the correct department for your property as part of preparing your report.
If your property sits in a Special Flood Hazard Area, the authority having jurisdiction generally compares the cost of proposed improvement or repair to the structure's market value to determine whether the FEMA 50% Rule applies. Our appraisal provides the building-value evidence used in that determination.
Substantial Improvement applies to voluntary renovations, additions, or upgrades. Substantial Damage applies after a storm, flood, or other casualty event. Both are evaluated by comparing cost of work to the structure's market value, though Substantial Damage is measured against the property's value immediately before the damage occurred.
A Structure-Only appraisal separates the building's value from land value and excluded site components, such as landscaping or driveways. It provides valuation information commonly used in Substantial Improvement and Substantial Damage review by the applicable building department.
Yes. We serve properties throughout Miami-Dade County, including all incorporated municipalities and Unincorporated Miami-Dade County. Request a quote and let us know your municipality, and we'll confirm the applicable jurisdiction's requirements.
Most complete submissions receive a same-day quote. Report turnaround after inspection is typically a few business days, with expedited scheduling available when a permit deadline is approaching.
No. We prepare the appraisal report used to support the applicable building department's Substantial Improvement or Substantial Damage review. Filing the permit application itself is handled by your contractor, architect, or permit expediter.
Building department–ready reports. Countywide Miami-Dade coverage.