Key Biscayne closing guide

Key Biscayne is a barrier island governed by the Village of Key Biscayne, its own municipality, so building permits go through the Village's Building, Zoning & Planning Department. Most residential units on the island are in multi-family buildings, which puts association documents, building-safety items and flood exposure at the center of many closings.

At a glance

• The Village of Key Biscayne was incorporated in 1991 and describes the island as about seven miles long and two miles wide (Village of Key Biscayne, About).
• The Village reports about 7,207 residential units, of which 5,911 are multi-family units and 1,296 are single-family homes (Village of Key Biscayne, History).
• Village Hall and the Building, Zoning & Planning Department are at 88 West McIntyre Street. The Village's online portal lets the public search building permit records by address, parcel number or record number.

Permits and open permits

Open or expired building permits don't usually show up in a standard title search, but they can delay a closing, create problems with insurers and lenders, and leave the next owner dealing with the building department. Search the city's records early:

• Village of Key Biscayne – Building, Zoning & Planning (permitting)
• Village of Key Biscayne – Citizen Access portal: search building permit records
• Miami-Dade County building permit search (unincorporated areas and county-issued permits). Use this for properties in unincorporated areas; city-issued permits are in the city system above.

Florida law lets a property owner close a permit even if someone else pulled it, by hiring the original or a new licensed contractor or acting as owner-builder (§ 553.79, Fla. Stat.(16)). A local building department may not deny a permit to, or fine, an arm's-length purchaser solely because a prior owner's permit was never closed (§ 553.79, Fla. Stat.(17)). More in our open permits guide.

Property appraiser, records and courts (Miami-Dade County)

• Ownership, folio/parcel number, assessed value and exemptions: Miami-Dade Property Appraiser
• Deeds, mortgages, liens and other recorded documents: Miami-Dade Clerk of the Court and Comptroller – Official Records
• Court records (judgments, foreclosures, probate): Miami-Dade Clerk of the Court and Comptroller

Code-enforcement fines can become a lien on the land once a certified copy of the order is recorded (§ 162.09, Fla. Stat.(3)). That's one reason closings use a municipal lien search in addition to the title search.

Flood zone

Look up the property's flood zone and the effective Flood Insurance Rate Map at the FEMA Flood Map Service Center. Enter the address, view the FIRMette, and note the zone (for example X, AE or VE) and base flood elevation. If your lender requires flood insurance, get quotes during the inspection period.

Condo and HOA notes

• For units in condominium buildings, the association estoppel and resale document package are usually the critical-path items. For oceanfront and bayfront towers, ask early for milestone inspection and structural integrity reserve study documents.
• The Village's permitting page also links to Miami-Dade County resources, including the County's building recertification program and environmental (DERM) permitting. Bayfront work such as docks and seawalls can involve both Village and County permits.
• As a barrier island, Key Biscayne is exposed to coastal flooding and storm surge. Check the FEMA flood zone and get flood insurance quotes during the inspection period.
• Estoppel certificates: condo associations (§ 718.116, Fla. Stat.(8)) and HOAs (§ 720.30851, Fla. Stat.) must issue an estoppel within 10 business days of a request. Fees are capped by statute. See our condo and HOA estoppel guides.
• Condo resale documents: the buyer is entitled to the governing documents, financial report and, for contracts after December 31, 2024, information about milestone inspections and structural integrity reserve studies (§ 718.503, Fla. Stat.(2)).
• Milestone inspections: required for condo and co-op buildings three or more habitable stories tall by December 31 of the year the building turns 30, and every 10 years after (§ 553.899, Fla. Stat.).
• HOA disclosure summary before the contract is signed (§ 720.401, Fla. Stat.).

Doc stamps here

In Miami-Dade, deed doc stamps are 60¢ per $100, plus a 45¢ surtax unless the deed conveys only a single-family residence (a condo unit counts). Estimate yours with the doc stamp calculator.

Inspections and how to check a license

Buyers commonly order one or more of these inspections during the inspection period. Florida licenses most of these professionals, so verify any license before you hire:

We don't recommend, rank or refer any inspector or contractor. Choose your own professional and verify the license yourself with the state.

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