Do I need a permit to replace my AC in Miami-Dade?

Published: 2026-10-13 · Kendall AC Repairs

Replacing your whole air conditioner is more than buying a new unit. In Miami-Dade, as in the rest of Florida, replacing a central system requires a permit and an inspection. Here's a plain-language guide to when you need one, who handles it and why it protects you.

When do you need a permit?

In general, a permit is needed when a new system is installed or when the outdoor unit, indoor unit or whole system is replaced. It's also needed for major duct or electrical changes.

Normal repairs such as replacing a capacitor, clearing the drain or recharging refrigerant usually don't need one. If in doubt, ask the contractor before work starts.

Who pulls the permit?

The Florida state-licensed air conditioning contractor pulls it. They handle the paperwork, schedule the inspection and stand behind the work.

If someone offers to replace your unit "without a permit so it's cheaper", that's a red flag: they may not be licensed.

Which office issues it for your neighborhood?

Most of Kendall is unincorporated county land. In The Hammocks, Kendale Lakes, Country Walk, Three Lakes, Richmond West, Westchester, Sunset, Olympia Heights, Tamiami, The Crossings, Dadeland and Kendall West, the permit goes through Miami-Dade County.

Pinecrest, Palmetto Bay and Cutler Bay are municipalities with their own building departments. If you live there, the permit is pulled with your municipality, not the county.

What the inspection checks

• That the installed unit matches the permit.
• That the outdoor unit is properly anchored, which matters a lot in a hurricane zone like Miami-Dade.
• Electrical connections and the disconnect.
• The condensate drain and the overall installation.

What if you skip it?

Unpermitted work can cause problems with your insurance after a loss, when you sell the house and with the manufacturer's warranty. You may also have to pull the permit later at extra cost.

So when you get a quote, always ask whether the price includes the permit and inspection.

How we help

We connect you with licensed contractors who work in Kendall and nearby and include the permit in their installation quote. The technician gives you the price before starting, and you decide whether to approve it.