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Design-build · Miami-Dade · Broward · Palm Beach
Florida law does not require a single-family or two-family home to use a licensed architect at all. The real choice between design-build and hiring separately is accountability and coordination, not a legal requirement.
Design-build vs. separate hire
Design-build means one licensed entity signs one contract with you and coordinates both the design and the construction. Hiring separately means two contracts: a Chapter 481 licensed architect for design, then a Chapter 489 licensed contractor for construction. Florida does not require a single-family or two-family home to use a licensed architect at all (Fla. Stat. 481.229(1)) -- so for most Elbaz-scale residential projects, the real choice is accountability and coordination, not a legal requirement either path satisfies that the other does not.
A one- or two-family residence, townhouse, or domestic outbuilding does not legally need architect-sealed plans, regardless of cost.
Chapter 489 bars a contractor from acting as architect or engineer, and bars an architect or engineer from acting as a contractor, unless separately licensed.
Florida's statutory design-build procurement law (ch. 287.055) governs public agencies only -- it does not apply to a private homeowner's project.
Design-build puts one party in charge of both phases; separate hire keeps an independent designer checking the contractor's work.
The legal picture
Two different chapters of Florida Statutes cover the two halves of a renovation. Chapter 481 licenses architects and engineers to prepare design plans, but single-family and two-family residences, townhouses, and their outbuildings are specifically exempted from the requirement that those plans be prepared by a licensed architect -- "regardless of cost." Chapter 489 licenses contractors to build: a certified general contractor’s (CGC) services are "unlimited as to the type of work," while a certified building contractor’s (CBC) scope covers commercial buildings and single- or multi-dwelling residential construction, plus remodeling that does not affect structural members beyond what the license allows. Elbaz holds a CBC license (CBC1265280).
Chapter 489 also closes the loop in both directions: an architect or engineer cannot act as a contractor, and a contractor cannot independently perform design services, unless they hold the other license too. A contractor can use pre-approved design guides or master plans prepared by a licensed architect or engineer, but cannot originate custom design work on their own license.
How the paperwork actually differs
Neither path is a special license or a legal designation in Florida -- both are just ways of arranging contracts around the same two legally distinct activities (design and construction).
A common misconception
Florida does have a statutory design-build procurement process -- the Consultants’ Competitive Negotiation Act, Fla. Stat. 287.055 -- but it applies only to public "agencies": the state, municipalities, political subdivisions, and school boards competing for design-build teams on public projects. It does not reach a private homeowner’s renovation. For a residential project, "design-build" is simply the contract structure described above, built on the same Chapter 481 and Chapter 489 licenses either path uses.
Project factors, not legal rules
Since Florida law does not force either structure for a typical residential project, the decision comes down to the project itself:
Projects that lean design-build: whole-home renovations with many interacting trades, projects where schedule matters more than a fully fixed design before pricing, and homeowners who want one party accountable for the result. Projects that lean toward hiring separately: highly custom architecture, situations where an independent design check on the contractor’s pricing matters more than speed, or a homeowner who wants the design finished and bid competitively before committing to a builder.
Interactive checklist
Check off what you already know. What is left unchecked is worth deciding before you sign anything.
Our process
Elbaz Construction holds Florida license CBC1265280, a certified building contractor license, and operates as a design-build firm: one contract, one team coordinating design and construction across kitchen, bath, whole-home and commercial remodeling in Miami-Dade, Broward and Palm Beach. For custom architecture beyond that scope, we work alongside independently licensed architects and engineers rather than attempting to design outside our license.
Tell us about your project and we will scope it as design-build or flag where an independently licensed architect belongs in the plan.
Completed whole-home project photography
These are certified photographs of completed Elbaz Construction whole-home projects, where design and construction decisions -- layout, finishes, structural and code questions -- were coordinated under one contract. Tap a photo to enlarge.
Google reviews
Asher was the best choice I have made. We love the outcome of the ADU . They showed up on time and did a great job, were friendly. No issues at all during the whole process. Very organized team . I would recommend them to everyone I know !
Great experience! The team was professional, efficient, and delivered high-quality work on time. They communicated clearly throughout the project and exceeded our expectations. Highly recommend for any construction needs!
If you are planning to remodel your kitchen or bathroom or do any other construction project, call Sean from Elbaz Construction . He has a lot of experience and will recommend the best options/ suggestions to your project. He did high quality job !
Thank you Ashley ! We love the new bathrooms. Good with communication and very clear with explanations . I will definitely use them again in the future
Asher has a lot of experience . We replaced our windows to energy efficient windows. He got down to business right away and did high quality work. His team is very professional! Thanks again
I give them a five star rating not only for their excellent roofing skills and timelines, but also for their competitive pricing and the honesty and professionalism of the team !! We are very pleased with the outcome
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Questions
Rules vary by address and scope. For your property, call 754-236-0675.
Generally no. Florida Statutes 481.229(1) exempts one- and two-family residences, townhouses, and domestic outbuildings from the requirement that plans be prepared by a licensed architect, regardless of cost.
Not independently. Florida Statutes Chapter 489 bars a contractor from acting as an architect or engineer unless separately licensed, though a contractor may use pre-approved design guides or plans prepared by a licensed architect or engineer.
A certified general contractor (CGC) has services "unlimited as to the type of work." A certified building contractor (CBC) is limited to commercial buildings and single- or multi-dwelling residential construction, plus remodeling that does not affect structural members beyond the license. Elbaz holds a CBC license, CBC1265280.
No. Florida Statutes 287.055 (the Consultants’ Competitive Negotiation Act) sets statutory design-build procurement rules, but it applies only to public agencies -- the state, municipalities, and school boards -- not to a private homeowner’s renovation.
It depends on the project, but design-build typically lets design and construction decisions overlap instead of waiting for a fully finished, separately-bid design, which is why it often suits whole-home renovations with many interacting trades.
Your details are with the Elbaz Construction team and we will come back to you, usually the same or next working day. If it is urgent, call (754) 236-0675.
Keep reading
Sources
General information about Florida architect and contractor licensing law as of November 2026, not legal advice. Confirm license scope with the Florida DBPR and specific project requirements with your local building department.
Weighing design-build vs. hiring separately?
We structure most residential and commercial remodels in Miami-Dade, Broward and Palm Beach as design-build, and bring in independently licensed architects when a project calls for it.
