Miami-Dade does environmental review its own way. The county has one of the most detailed environmental codes in Florida, and DERM enforces it across the county, including inside most cities. For a demolition, that means one more review lane next to the building department. It isn't hard if you know it's coming. It's the surprise that costs people weeks.
The basics
What DERM is and where it applies
A county department
DERM, the Division of Environmental Resources Management, is part of Miami-Dade County. It enforces the county's environmental code, which covers things like air quality, trees, water and contamination.
Countywide, including most cities
DERM's environmental rules apply across Miami-Dade, so its approval shows up on demolition permits in the City of Miami and many other cities, not just in unincorporated areas.
Its own review lane
DERM reviews plans in parallel with, or before, the building department. Some cities send you to DERM first and won't start their own review until DERM has signed off.
Not every item, every time
What DERM looks at depends on the property and the building. A small house and a commercial building with known environmental history get very different reviews.
What it reviews
What DERM looks at on a demolition
Asbestos
DERM's air quality office handles asbestos in Miami-Dade. Commercial buildings and larger residential buildings need an asbestos survey, and demolition of those buildings needs a notice before work starts. Regulated asbestos has to be removed before the building comes down.
Trees
DERM's review includes trees: which ones are being removed, which are staying and how they'll be protected. Removing trees needs its own permit, and many cities also have their own tree rules.
Environmental history
Properties with old fuel tanks, past industrial use or known contamination can need extra review before anything is disturbed.
Plans that match
DERM reviewers check that the plans show what's being removed and what's being protected. Missing details are one of the most common reasons plans come back.
What DERM doesn't do
Sewer caps and septic tanks go through other offices
The sewer cap
If the house is on public sewer, a licensed plumber caps the line under a plumbing permit from your city or the county, and it's inspected before the trench is filled. Work in the public right-of-way can also involve the county's water and sewer department.
Septic abandonment
Abandoning a septic tank goes through the state's septic program, with permits and inspections handled by the health department office for your county. Many owners assume DERM handles it. It usually doesn't.
Read the details
Our guide covers how the sewer cap and septic abandonment work, including whether the tank is crushed in place or dug out, and what happens to the drainfield.
Timing
Why DERM can slow a demolition permit down
| Item | Cause | How to avoid it |
|---|---|---|
| Starting DERM late | Find out at the start whether your city wants DERM approval first, and submit to DERM right away | |
| No asbestos survey | Get the survey done before you submit. It's the most common missing piece on commercial and larger residential jobs | |
| Trees not shown | Show every tree on the plans, mark what stays and goes, and include the protection | |
| Reviewer comments | Answer every comment completely the first time. Each round of corrections adds time | |
| Environmental history | If the property ever had a fuel tank or industrial use, say so early instead of letting the reviewer find it |
Review times change with workload and the size of the job. Ask your contractor how DERM fits into the schedule before you set a demolition date.
Across the county line
How Broward is different
No DERM in Broward
DERM is a Miami-Dade department. Broward County has its own environmental division with its own rules, so a job in Hollywood or Fort Lauderdale goes through a different process than one in Miami.
Same kinds of questions
Asbestos, trees, the sewer cap and septic abandonment still come up in Broward. The offices and the paperwork are different.
Work with someone who knows both
A contractor who pulls permits on both sides of the county line knows which office comes first and what each one wants to see.
Related
Keep reading
Common questions
Frequently asked questions
What is DERM in Miami-Dade?
DERM is Miami-Dade County's Division of Environmental Resources Management. It enforces the county's environmental code and reviews the environmental side of many building and demolition permits, including in most cities in the county.
Do I need DERM approval to demolish a house in Miami-Dade?
Often, yes. Many Miami-Dade building departments, including the City of Miami's, require DERM approval as part of the demolition permit. What DERM reviews depends on the property, such as asbestos, trees and any environmental history.
Does DERM handle septic tank abandonment?
Usually not. Septic abandonment goes through the state's septic program, with permits and inspections handled by the health department office for your county. The sewer cap goes through a plumbing permit.
Why is DERM approval taking so long?
The most common reasons are a missing asbestos survey, trees not shown on the plans, environmental history on the property and incomplete answers to reviewer comments. Starting the DERM review early and submitting complete plans saves the most time.
Does Broward County have DERM?
No. DERM is a Miami-Dade department. Broward has its own county environmental division, with different procedures.
Do single-family homes need an asbestos survey in Miami-Dade?
Single-family homes are generally exempt from the federal asbestos notice rule, but commercial buildings and larger residential buildings need a survey and a notice before demolition. Even for a house, a survey before work starts is a good idea, and some building departments ask for one.
This article is general information. DERM's requirements, review procedures and times change, and what applies depends on the property and the city. Confirm with your building department and DERM before you plan around a demolition date.