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Licensed general contracting and remodeling across Aventura - permits filed through the City's Building Division, and, in a condominium, the separate approval the association wants before the city ever sees a drawing.
Miami-Dade · Broward & Palm Beach Counties
ScrollAventura · Miami-Dade County
Aventura is a vertical city. Most of its homes sit inside buildings under the condominium form of ownership, and that single fact reorganises a renovation more than any other thing about the address.
The practical consequence is that there are two approvals, not one, and they run in a fixed order. The association reviews the work first - what may be altered, what may not, which trades may come into the building, when they may work and how they get materials up. Only then does the permit matter. An owner who reverses that order usually pays for the drawings twice.
The permit itself goes to the City of Aventura. The Building Division is responsible for the issuance of building permits for new construction and renovations, and the city states that applications are reviewed for compliance with zoning codes, the Florida Building Code and other regulatory agencies. Permits, business tax receipts and code cases are handled through the city's Community Development Web Portal, which is also where inspections are scheduled, payments are made and real-time status is tracked.
Some scopes reach past the city. Aventura states that applicants requiring Miami-Dade Fire Rescue and Department of Permitting, Environment and Regulatory Affairs review need to submit two sets of plans. Which of those apply is decided by the work, not by the postcode, and it is worth establishing before a programme is promised to anyone.
What an Aventura address changes
In a condominium the association decides what may be altered and on what terms. That review is not a formality and it is not the building permit - it is the gate in front of it. We prepare for it as a submission in its own right.
The City of Aventura's Building Division issues permits for new construction and renovations, and the city reviews applications for compliance with zoning codes, the Florida Building Code and other regulatory agencies. Permits, inspections and payments run through the Community Development Web Portal.
Aventura states that applicants requiring Miami-Dade Fire Rescue and Department of Permitting, Environment and Regulatory Affairs review need to submit two sets of plans. Establishing whether your scope triggers either review is a first-week question, not a last-week surprise.
The High-Velocity Hurricane Zone covers Miami-Dade and Broward, so glazing, doors and shutters need product approval accepted for HVHZ use. In a tower the association usually narrows that further to one approved system for the whole elevation.
Florida law requires a milestone inspection of buildings three habitable storeys or more under the condominium or cooperative form of ownership - a structural inspection of load-bearing elements and primary structural systems - by the end of the year the building turns 30, and every ten years after. The local enforcement agency may set that at 25 years where local circumstances such as proximity to salt water warrant it. What it means for your building is a question for the association, and it can change what a unit renovation is allowed to touch.
There is no skip on the street here. Service lift bookings, protection of common parts, delivery windows, permitted working hours and where a wet cut may happen are all set by the building, and they belong in the programme rather than in a phone call on the first morning.
One open plan · 01
The island first, because in an open plan it is the only thing that decides where everyone stands. Porcelain, not stone, and detailed to a mitred edge.
What the photographs show
The remodel above is an open-plan kitchen and living room, photographed once the joinery, the porcelain and the lighting were in. It opens on the island, because in a plan like this the island is the thing every other decision is measured against - circulation, seating, sightlines and where the services have to arrive.
That order matters more inside a building than outside one. The wet wall, the stack and the ceiling void decide what can move and what cannot, and they are fixed long before anyone chooses a finish. A layout drawn without them is a layout that gets redrawn.
Inside a building, the services drawing is the design. Everything else is selection.
One limit on the photographs above. They are our own projects, and the set carries no address, no client and no dates - so we cannot tell you which of these rooms sat inside a managed building and which did not, and we claim no municipality for any of them. What a building permits is a fact about your building, not about ours.
| Room | Open-plan kitchen and living, single aspect onto a screened terrace |
|---|---|
| Kitchen | Handleless fronts with walnut wall and tall units |
| Worktops | Veined porcelain, mitred island edge, splashback in the same material |
| Lighting | Recessed downlights with concealed plinth lighting to base units |
| Bathrooms | White large-format tile, matt black brassware, lit recessed niches |
| Not documented | Municipality, address, client, contract value, dates and area |
Described only from what is visible in the photography, plus the general requirements that govern work of this kind in Miami-Dade County. The pool stores a single project-level description for the bathroom set that is not true of every frame in it, so each frame here is described from what it actually shows.
Detail
The island
In an open plan the island sets circulation, seating and sightlines, and it is where the services have to arrive. It is also the one element whose position cannot be adjusted late without moving drainage and power, which is why it is fixed first and not last.
The wet wall
Drainage runs to a stack that belongs to the building rather than to the unit. Whether a bathroom or a kitchen can move at all is answered by the structure and the association before it is answered by the plan.
The envelope
In Miami-Dade every opening is approved as a system for high-velocity wind. In a tower the association normally narrows that to one approved system for the whole elevation, so the choice is made for you.
Waterproofing
Behind a niche, under a tray, up a wall. In a stacked building a wet-area failure is someone else's ceiling, which is why it is inspected rather than assumed.
Ceiling void
Lighting, ductwork and drainage falls all compete for the same depth. What the void allows decides how the ceiling can be modelled.
Floor build-up
The acoustic layer under hard flooring is a thickness before it is a product, and it changes thresholds and door clearances throughout.
Before the association says yes
Almost every question we are asked here has two answers - one from the City and one from the building - and the building answers first. These are answered from published sources; anything set by your declaration is a question for the association.
With the City of Aventura. Its Building Division is responsible for the issuance of building permits for new construction and renovations, and the city states that applications are reviewed for compliance with zoning codes, the Florida Building Code and other regulatory agencies. Permits, business tax receipts and code cases are handled through the city's Community Development Web Portal, which is also where inspections are scheduled, payments are submitted and status is tracked.
In a condominium, yes, and it comes first in practice. The association decides what may be altered, which trades may enter the building, when work may happen and how materials move through the common parts. We treat that as a submission in its own right rather than as a phone call.
Sometimes, and it is decided by the drainage stack and the structure rather than by the drawing. The stack is a common element. Whether a wet area can move at all is the first thing we check, because the answer reorganises the whole design.
Florida law requires a milestone inspection - a structural inspection of load-bearing elements and primary structural systems - for buildings of three habitable storeys or more under the condominium or cooperative form of ownership, by the end of the year the building reaches 30 years of age and every ten years after, with the local enforcement agency able to set 25 years where local circumstances such as proximity to salt water warrant it. It is the association's obligation rather than yours, but where a building is in or near that cycle it can affect what a unit renovation is permitted to touch and when. Ask the association for your building's position.
Miami-Dade is inside the High-Velocity Hurricane Zone, so glazing, doors and shutters need product approval accepted for HVHZ use. In a tower the association will usually also require one approved system across the whole elevation so the building reads consistently.
It depends on the work. The city states that applicants requiring Miami-Dade Fire Rescue and Department of Permitting, Environment and Regulatory Affairs review need to submit two sets of plans. We establish which reviews your scope triggers before the drawing package is finalised.
We do not publish review durations or fee figures, because both are set by the authority and change. What we can do is tell you which reviews your scope triggers and what the submission needs to contain, which is the part that actually moves the date.
Yes. Aventura is mostly vertical but not entirely, and a house here runs like any other Miami-Dade project - city permit, HVHZ product approval, and whatever the community's own rules add on top.
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.
Wet rooms · 02
How the work runs here
Declaration, rules, alteration policy, insurance requirements and any live structural or envelope programme. All of it exists before we do.
What you want, tested against the stack, the structure, the acoustic requirement and the association's alteration rules.
Measured survey, and an honest look at what is actually behind the walls rather than what the original drawings say.
Drawings, specifications, contractor licence and insurance in the form the building asks for. Prepared as a submission, not as correspondence.
Filed with the Building Division through the Community Development Web Portal, with any Fire Rescue or county review identified in advance.
Service lift times, protection of common parts, delivery windows, working hours and waste routes - agreed before mobilisation rather than negotiated during it.
Demolition to the extent permitted, then drainage, power and any structural work, inspected as the code requires.
Wet areas tanked and tested before anything covers them. In a stacked building this is the stage that is never rushed.
Joinery, stone and porcelain, brassware, lighting and doors, set out so the tile lines through the planes it has to.
City inspections as required, the association's own sign-off, snagging and the record set for your file.
Which approvals a project needs, and which reviews are involved, depends on the building, the unit and the scope. We confirm them for your address. The city states that applicants requiring Miami-Dade Fire Rescue and Department of Permitting, Environment and Regulatory Affairs review need to submit two sets of plans - we establish that before the package is drawn. We do not publish review durations.
Before you buy, or before you renovate
Before anything is drawn: what the declaration says is yours, what is common element, and what the rules say about flooring, wet areas, glazing and hours. This is a reading job, and it is the cheapest hour in the whole project.
Moving a bathroom or a kitchen means moving drainage, and in a stacked building the stack is not yours. Whether a wet area can move at all is usually settled by the structure and the association, not by the design.
Most buildings specify a minimum acoustic performance under hard flooring. It is a build-up thickness before it is a product choice, and it changes door clearances, thresholds and levels throughout.
Aventura states that applicants requiring Miami-Dade Fire Rescue and DPERA review need to submit two sets of plans. Establish this at the start; it shapes the drawing package rather than being added to it.
Where a building is in or approaching a milestone inspection cycle, or is carrying out structural or envelope work of its own, a unit renovation can be constrained, resequenced or paused. The association will know; the listing will not.
Service lift times, protection of common parts, where materials may be staged and when noisy work is allowed. On a tower these decide the programme more reliably than the construction does.
Which of these apply, and what each requires, is set by the building, its declaration and rules, the scope of work and the agencies with jurisdiction over it. We verify them for the specific unit and building rather than working from a general rule, and we do not publish review durations or fee figures.
Budget
Relocating a kitchen or a bathroom means drainage, and in a stacked building that reaches structure and common elements. Two identical unit plans are not two identical projects if one of them moves a stack.
Acoustic build-ups, approved glazing systems, insurance levels, restricted hours and lift bookings all have a cost, and they are set by the building rather than chosen by you.
Area, number of wet rooms, joinery content and how many planes the tiling has to line through. Complexity costs more per square foot than area does.
Floor level, lift availability, staging space and permitted working hours. On a tower these lengthen a programme far more often than the construction does.
Glazing and doors to an HVHZ-approved system, and whatever the association specifies for consistency across the elevation.
Real, but the most controllable line in the budget and the last one that should be used to fix a number.
In a tower the top of this list is not usually yours to set. Drainage, glazing systems, acoustic build-ups and access hours are the building's decisions, and they are knowable from the declaration and the rules before a design exists. Nothing here is a price, a percentage or a quotation.
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Keep reading
Wind & envelope
What the high-velocity provisions ask of a tower elevation, and why a building usually specifies one approved system across all of it.
Cost guide
General cost context for a house. Inside a managed building, add whatever the declaration and the rules require before comparing anything.
Interiors
How a layout, a services drawing and a finishes schedule become one package.
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.
Next step
We will tell you what your declaration and house rules allow, whether the wet areas can move, and which reviews your scope triggers - before anyone draws anything.
