Miami Beach Certificate of Use Requirements for Commercial Tenants

Miami Beach requires a Certificate of Use for business operations and processes CU applications through the Planning Department. The CU confirms that the intended business operation at the stated location is consistent with the city's Land Development Regulations.

Before applying, confirm that the proposed use is allowed at the location. Applicants also need a Civic Access account to submit the CU application, receive updates, respond to corrections, and access online payment options.

The city asks for the legal business name or authorized applicant, the exact business address including suite number when applicable, and the size of the space. Miami Beach also lists a copy of the previous BTR for the location and a Letter of Interest describing the intended operation, including items such as business type, hours, seating, and alcohol service when applicable.

Restaurants have additional items, including a floor plan and numbered seating chart. If the business is adding square footage or moving into newly constructed or renovated space, the city may require a Building Temporary Certificate of Occupancy or Certificate of Occupancy. A different prior occupancy may also require an updated Building Certificate of Occupancy.

Miami Beach directs applicants to Civic Access, where they search for Certificate of Use and upload the required application information and documents. The city states that a CU application cannot move forward without the required documents.

After submission, Planning reviews the application and may issue a correction report requesting additional information or changes. If the application sits idle for 90 days after the initial review, the city states that it will be deemed abandoned and a new application will be required.

After Planning approves the CU application, the required fire inspection is scheduled through Civic Access. Miami Beach states that the inspection must be completed within 90 days of Planning approval or the application can be deemed abandoned.

The city's business-license guidance states that after the required fire inspection is approved, the CU can be issued and the applicant can move into the Business Tax Receipt process.

Miami Beach instructs businesses to complete the City CU and Miami-Dade County review before the BTR step. County approval is generally required when the business has a defined location and defined square footage, with listed exceptions for home-based businesses, short-term rentals, apartment buildings, and condominiums.

Depending on the business use, Miami-Dade Division of Environmental Resources Management requirements may also apply. This county step should be tracked separately from the City of Miami Beach CU so the project team knows which agency is holding the next action.

After the required CU and county steps are complete, the business can move into the City of Miami Beach Business Tax Receipt process. The city lists a valid CU, lease or warranty deed, Miami-Dade municipal approval when applicable, FEIN, Articles of Incorporation, fictitious-name registration when applicable, and applicable state licenses among the BTR documents.

Miami Beach also states that a Temporary Certificate of Occupancy or Certificate of Occupancy for construction does not by itself authorize a business to operate. The business-opening approvals must still be completed.

The Planning Department handles the Certificate of Use. The Fire Department handles the required fire inspection. The Finance Department handles the City Business Tax Receipt. The Building Department becomes relevant when construction or a change of occupancy is involved.

Miami-Dade County review may involve the Department of Regulatory and Economic Resources and DERM depending on the business use and location. Keeping each department's application, status, correction, and approval tied to the same project file helps prevent one step from being missed.

Clear Property Records can help commercial tenants and business teams review the Miami Beach process, organize CU and BTR document needs, track Civic Access activity, coordinate city corrections, follow fire-inspection status, and keep Miami-Dade review items connected to the opening timeline.

For a buildout or renovation, the business-opening process can also be tracked alongside the construction permits so the team can see what remains before opening.