Rebuilding after a storm

Hurricanes and tropical storms may cause significant damage to homes, businesses, and other structures. Following a storm, the City of Coral Gables is committed to helping the community recover safely and efficiently by providing clear guidance, expedited permitting procedures, and coordinated recovery services.

This guide provides the City’s post-storm permitting information for residential and commercial property owners, contractors, and design professionals. It explains which repairs require a permit, which repairs may not require a permit, how to apply for a storm-related permit, where permitting services will be provided if the City’s normal location is unavailable, and the floodplain and rebuilding requirements that may apply to damaged properties.

Section I: Post-Storm Permitting Overview and Services Activation

Following a hurricane or tropical storm, the City of Coral Gables’ may activate coordinated post-storm permitting procedures to support a safe and efficient recovery. This section explains when services may begin, how operations will be supported, and how recovery-related permits will be prioritized.

1. Activation of Post-Storm Permitting Services

Post-storm permitting procedures may be activated upon landfall of a storm in Miami-Dade County or after a hurricane or tropical storm when special permitting, inspection, staffing, or customer-service procedures are needed.

Permitting services will be provided during normal business hours. The City may establish extended hours, alternate service locations, or temporary application procedures depending on storm conditions, facility access, and the availability of power, internet, and permitting systems. 

Current operating hours, service locations, and application procedures will be announced by the City following the storm through official channels.

2. Staffing and Supplemental Support

The City will assign available personnel to support permit intake, plan review, inspections, and customer assistance.

When post-storm demand exceeds normal capacity, the City may use private providers, supplemental personnel, or other authorized assistance to support recovery operations.

3. Post-Storm Permit Expediting

Recovery-related permit applications will be identified and prioritized to support the timely restoration of damaged properties.

The highest priority will be given to work involving life-safety concerns, structural integrity, essential building systems, and the habitability of homes and businesses. Other storm-related repairs may also receive expedited processing depending on the severity of the damage, available staffing, and public demand.

Section II: Repairs - What Requires a Permit and What Does Not

Work That Requires a Permit

The following are the permit types and work classes most commonly associated with post-storm repairs:

Other storm-related repairs may require a permit depending on the type and extent of the work. Contact Development Services before beginning permanent repairs if the appropriate permit type is unclear.

Work That Does Not Require a Permit

The following work generally does not require a permit when it does not affect structural components or regulated building systems:

• Debris removal, cleanup, and disposal of storm-related waste
• For residential properties only, minor cosmetic repairs (painting, carpeting, etc.), provided no structural/system changes and work is not in the floodplain.
• Portable generators 5kw or less
• Portable heating and cooling appliances
• Radio antenna
• Reattachment of fence panels to existing posts (if the posts are intact)
• Refitting canvas on existing awning and canopy frames to match existing colors and materials. Repair or replacement of existing driveway pavers
• Shade cloth structures constructed for nursery or agricultural purposes, not including service systems
• Stucco repairs (nonstructural- cosmetic only)
• Swings and other playground equipment that are detached from one and two-family dwellings.
• Temporary shoring or bracing to prevent further structural damage
• Temporary tarping of roofs or walls to prevent further damage

A permit exemption does not authorize work that violates the Florida Building Code or other applicable requirements. Contact Development Services before beginning work on any property in the floodplain or when it is unclear whether a permit is required.

Section III: Application Process - How to Get a Permit Post-Storm

High priority will be given to permits involving structural integrity, habitability, essential building systems, or life-safety concerns. Routine work and minor repairs will follow the normal permit application process and may experience longer wait times.

Where to Apply

When City permitting systems are available, permit applications and supporting documents must be submitted electronically through the Citizen Self Service (CSS) Portal.

Applicants may visit the Development Services Department for assistance when the primary location is open and operational:

• Development Services Department
  427 Biltmore Way
  Coral Gables, FL 33134

If the primary location or online permitting system is unavailable, the City may establish an alternate permitting location or temporary application process. Updated locations, hours, and instructions will be announced by the City following the storm.

Expedited Review

Eligible storm-related applications may receive expedited review. Priority will be based on life-safety concerns, the severity of the damage, and the need to restore safe occupancy or essential building systems.

Applications must include all required documents and information. Incomplete applications may delay permit review and issuance.

Inspections

Required inspections may be requested through the City’s normal inspection process when permitting systems are available. Inspection procedures, hours, or locations may be temporarily modified based on weather, site safety, staffing, and system availability.

Section IV: Floodplain, Substantial Damage, and Rebuilding Standards

Properties located within a FEMA Special Flood Hazard Area may be subject to additional review before a post-storm repair permit can be issued.

For properties in the floodplain, the city may require a Substantial Damage Determination to evaluate the extent of damage to the structure. A structure is considered substantially damaged when the cost to restore it to its pre-damaged condition equals or exceeds 50 percent of the structure’s market value before the damage occurred.

If a structure is determined to be substantially damaged, the structure itself, and any repairs thereof must comply with current floodplain regulations. This may include elevation, floodproofing, or other flood-resistant construction requirements.

Property owners may be required to submit the city’s FEMA Cost Breakdown Worksheet for Substantial Improvement or Damage and supporting documentation as part of the review.

Property owners should review the city’s Flood Protection and Insurance resources to determine whether a property is located in a flood hazard area and to access available elevation certificates.

Requests for substantial damage determination letters may be submitted through the City’s Citizen Self Service (CSS) Portal.

Contact Information

For questions about post-storm permits, applications, inspections, or permit requirements, contact the City of Coral Gables Development Services Department.