Schedule a Consultation (754) 236-0675

The Town issues the permit.
It does not start the process.

Briny Breezes is a co-operative, and it permits like one. The Corporation reviews and recommends first; only then does the Town see the application and only the Town can issue. Two approvals, two certificates of insurance naming two different addresses, and a District Director’s signature before any of it. Nothing about this is difficult once you know it. All of it stops a job that does not.

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  • Licensed, bonded & insured · CBC1265280
  • 104 municipalities across 3 counties
  • Corporation and Town approvals worked in the right order

Miami-Dade · Broward & Palm Beach Counties

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Start here

Tell us the lot and the work

Send us the district, the lot and what you want changed. We will come back with which of the two approval routes your work needs, and what the Corporation will want to see before the Town ever gets it.

  • Florida-licensed general contractor, licence No. CBC1265280
  • Both certificates of insurance issued to the right certificate holders
  • One point of contact from first call to closeout

The district number, the lot and the street

The Corporation’s application asks for all three, plus the year of the unit.

What is actually being installed or removed

Appendix II lists what the Corporation approves and what the Town permits, and the two lists overlap.

Whether the unit predates 1977

An Elevation Certificate is required if the unit is newer than that.

Preferred contact method

We use your details only to respond to this enquiry. No lists, no resale.

Thanks — that came through.

Your details are with the Elbaz Construction team. We will call you back to arrange a look at the unit and to talk through what the work would involve. If it is urgent, call (754) 236-0675.

Completed bathroom, shown as a moving sequence of project photographs

The reality

A contractor who has worked everywhere else has not worked here.

The Corporation says it plainly in its own introduction: permissions you may have had "back home" could be very different, and it asks people to review and ask questions before rather than after. That is not a courtesy. Briny Breezes, Inc. is a co-operative, the permitting process starts with it, and the Town does not process an application until the Corporation has approved. A contractor who turns up with a clean Palm Beach County package and no Corporation endorsement has not started yet.

  • 01

    The Corporation goes first

    The permitting process starts at Briny Breezes, Inc., and the Town issues only afterwards.

  • 02

    Two certificates of insurance

    One naming the Corporation as certificate holder and one naming the Town, each with general liability, workers’ compensation and auto liability.

  • 03

    A Director and the ARC Chair sign

    Endorsement needs one Director from the district where the work is, and the Chair of the Architectural Review Committee.

  • 04

    Doing it yourself changes nothing

    The Corporation states that doing the work yourself or with a friend does not mean you do not need approval and a permit.

  • 05

    The application is notarised

    Along with an Owner/Builder Affidavit and Disclosure Statement where the owner is doing the work.

See a completed project

Shower detail with marble-effect porcelain walls, a recessed mosaic-lined niche and matte black rain head, handheld and valve
A mosaic-lined niche set into a compact shower enclosure.

Elbaz project photograph

Project 01

A small building, finished like a large one

Completed by Elbaz Construction in South Florida

Photographed on one completed Elbaz Construction guest cottage. It is not in Briny Breezes and it is not a mobile home — we show what we build and we say what it is. Every frame below is the same building.

Converted garage with grey stucco walls, a flat parapet roofline, a white-framed window and a panelled entry door with a glazed insert
The entry elevation. A grey door set into a plain stucco wall.
Grey stucco elevation of a converted garage with two white-framed windows above a lawn and concrete walkway
The window wall. The long side, with the openings set out.
Side elevation of a converted garage with a sliding window, a second doorway and a concrete walkway running back to a timber fence
The side walkway. The gap between the building and the boundary.
Entry door of a converted garage with a wall sconce, a black steel handrail and a poured concrete step
Entry steps. The approach with the handrail and the threshold.
Finished interior of a converted garage with mirrored sliding closet doors, wood-look plank flooring and an open doorway through to the bathroom
Room to bathroom. The main room looking through to the shower.
Mirrored sliding closet doors standing open to a hanging rail, beside a doorway and wood-look plank flooring
Closet and hall. Sliding doors and the run through to the far room.
Empty finished room with a white-framed window, vertical blinds, recessed lighting and wood-look plank flooring
The second room. Empty, with the window and the floor down.
Converted garage bathroom looking out past the vanity and glass shower to the adjoining room
Into the bathroom. The vanity and the enclosure from the doorway.
Bathroom with a dark shaker vanity and white stone top, black tapware, a sliding glass shower door on a black track and marble-effect porcelain wall tile
Vanity and shower. The whole bathroom in one view.
Shower detail with marble-effect porcelain walls, a recessed mosaic-lined niche and matte black rain head, handheld and valve
Niche detail. The recessed shelf and the mosaic lining it.
Detail of the same frame: Converted garage with grey stucco walls, a flat parapet roofline, a white-framed window and a panelled entry door with a glazed insert
Detail of the same frame: Grey stucco elevation of a converted garage with two white-framed windows above a lawn and concrete walkway
Detail of the same frame: Side elevation of a converted garage with a sliding window, a second doorway and a concrete walkway running back to a timber fence
Detail of the same frame: Entry door of a converted garage with a wall sconce, a black steel handrail and a poured concrete step
Detail of the same frame: Finished interior of a converted garage with mirrored sliding closet doors, wood-look plank flooring and an open doorway through to the bathroom
Detail of the same frame: Mirrored sliding closet doors standing open to a hanging rail, beside a doorway and wood-look plank flooring
Detail of the same frame: Empty finished room with a white-framed window, vertical blinds, recessed lighting and wood-look plank flooring
Detail of the same frame: Converted garage bathroom looking out past the vanity and glass shower to the adjoining room
Detail of the same frame: Bathroom with a dark shaker vanity and white stone top, black tapware, a sliding glass shower door on a black track and marble-effect porcelain wall tile
Detail of the same frame: Shower detail with marble-effect porcelain walls, a recessed mosaic-lined niche and matte black rain head, handheld and valve
Detail

One building, one contract

Envelope, services, bathroom and finishes under a single point of responsibility.

Small does not mean simple

The same trades in the same order, in a fraction of the floor area and with none of the room to work in.

The envelope is the whole job

On a compact building the walls, the openings and the tie-downs are most of the cost.

One bathroom carries the plan

Where the waste runs decides where everything else can go.

How it runs

Ten stages, and the first five happen before the Town

How Elbaz Construction runs work in Briny Breezes, from the first conversation with the Corporation to a permit the Town has closed out.

Finished detail, shown as a moving sequence of project photographs

  1. Read Appendix II against your scope

    It publishes two lists — what the Corporation must approve and what the Town permits — and it says plainly that they are not complete lists.

  2. Establish which route the work takes

    Some items need Corporation approval before a Town permit. Some need only a District Director’s written approval. Some need the ARC and the Board.

  3. Get the district and lot details right

    The application asks for the district number, lot and street, the year of the unit and the Palm Beach County property control number.

  4. Issue both certificates of insurance

    One to Briny Breezes, Inc. and one to the Town of Briny Breezes, each with general liability, workers’ compensation — with the exemption attached if exempt — and auto liability.

  5. Collect the signatures

    One Director from the district where the work is to be performed, and the Chair of the Architectural Review Committee.

  6. Notarise the application

    And add the Owner/Builder Affidavit and Disclosure Statement where the owner is doing the work, with plans and specifications attached.

  7. Attach the trade paperwork

    A current year Business Tax Receipt, a current year state licence, and a scope of work with plans that match it. One complete set.

  8. Add the notice of commencement where it is required

    The Corporation requires one for all projects over $2,500, or over $15,000 for air conditioning applications.

  9. The Corporation reviews, then the Town

    Once the requirements are satisfied the application is reviewed and approved by the Corporation and submitted to the Town for its review and the Building Official’s approval to issue the permit and schedule inspections.

  10. Close the permit out

    Final inspections and closeout through the Town, with the documentation handed over.

Nothing above is a Briny Breezes requirement unless the Corporation or the Town publishes it, and Appendix II states this is not a complete list. Where a scope is not obviously on either list we ask the Town Building Official rather than deciding for ourselves.

In a small bathroom nothing can be moved out of the way to make room for something else. The drain position is fixed by what is under the floor, the door swing is fixed by the corridor outside, and the vanity width is whatever is left. Which is why the specification argument is about grab rails, level thresholds and clear turning space long before it is about tile.

Project 02

Small bathrooms, where every millimetre is a decision

Completed by Elbaz Construction across South Florida

Photographed on several completed Elbaz Construction bathrooms. None of them is in Briny Breezes. They are here because a compact bathroom is the most common scope in a small unit, and the one where a shower pan replacement is its own permit.

Elbaz project photograph

Specification

What we specify in a small coastal unit, and why

Read each one three ways: what it is, why it suits a compact unit a few hundred feet from the ocean, and what drives its cost. Nothing here is a Corporation or Town requirement unless they say so.

Shower area running level with the bathroom floor beside a freestanding bath, with a linear drain

Level-entry showers

A shower floor running flush with the bathroom floor, with the fall built into the bedding.

Elbaz project photograph

Bathroom with a wall-mounted grab bar beside the toilet, a white vanity with a stone top and wide clear floor space

Blocked-in grab rails

Rails fixed into timber or steel blocking built into the wall before it is closed.

Elbaz project photograph

Wall-hung double vanity with open space beneath it and a full-width mirror above

Wall-hung vanities

A carcass carried on the wall with open floor beneath it.

Elbaz project photograph

Textured wave-pattern wall tile with a recessed niche and a hand shower on a slide bar

Textured wall tile

A large-format tile with a relief pattern, run floor to ceiling.

Elbaz project photograph

Converted garage with grey stucco walls, a flat parapet roofline, a white-framed window and a panelled entry door with a glazed insert

Stucco over a tied-down frame

A rendered envelope over a frame fixed down to designed foundations.

Elbaz project photograph

Entry door of a converted garage with a wall sconce, a black steel handrail and a poured concrete step

Entry steps and handrails

A formed step and a fixed rail at the threshold of a raised building.

Elbaz project photograph

Living with it

Salt reaches everything here

Rails, hinges and fixings a few hundred feet from the ocean earn their finish. Specify for salt, then for looks.

Silicone is a consumable

Wet-area joints are maintenance, not permanent. Plan to renew them.

Keep both approvals

The Corporation’s endorsement and the Town’s permit are two separate documents, and a future buyer will want to see both.

Ask before, not after

The Corporation asks the same thing in its own introduction, and it is the cheapest advice on this page.

Briny Breezes

What the Corporation and the Town publish, in order

Every item below is stated by Briny Breezes, Inc. in its Permit Application Process Requirements or in Appendix II as amended 11 January 2023, read on 21 August 2026.

Converted garage with grey stucco walls, a flat parapet roofline, a white-framed window and a panelled entry door with a glazed insert

01

The process starts at the Corporation

The Corporation states that the permitting process starts at Briny Breezes, Inc., that applications meeting the Appendix II rules will initially be recommended for approval by the Corporation and then submitted to the Town, and that building permits can only be issued by the Town of Briny Breezes.

Elbaz project photograph

Side elevation of a converted garage with a sliding window, a second doorway and a concrete walkway running back to a timber fence

02

Two certificates of insurance, two addresses

One current Certificate of Insurance naming Briny Breezes, Inc. as certificate holder, and one naming the Town of Briny Breezes — each with general liability and workers’ compensation coverage, with the exemption attached where there is one, and auto liability.

Elbaz project photograph

Finished interior of a converted garage with mirrored sliding closet doors, wood-look plank flooring and an open doorway through to the bathroom

03

A Director and the ARC Chair endorse it

Building permit endorsement by the Corporation requires the signature of one Director from the district where the work is to be performed and the Chair of the Architectural Review Committee. Some permits, such as those for new units, require ARC and Board approval.

Elbaz project photograph

Empty finished room with a white-framed window, vertical blinds, recessed lighting and wood-look plank flooring

04

The trade paperwork is current-year

A current year Business Tax Receipt and a current year state licence, a scope of work with plans that match it, and one complete set of plans or drawings. The application itself must be notarised.

Elbaz project photograph

Narrow bathroom with a walk-in shower behind glass, a lit mirror and a stone-topped vanity with a hammered basin

05

Two thresholds decide the notice of commencement

A Notice of Commencement is required for all projects over $2,500, or over $15,000 for air conditioning applications. Air conditioning applications additionally require a certificate of product ratings from the manufacturer and a replacement data sheet.

Elbaz project photograph

Shower area running level with the bathroom floor beside a freestanding bath, with a linear drain

06

And an elevation certificate turns on a year

An Elevation Certificate is required if the unit is newer than 1977. Appendix II also notes that doing the work yourself or with a friend does not remove the need for approval and a permit, and that its lists represent only some of the most common projects.

Elbaz project photograph

Where the time actually goes

A schematic of work on a Briny Breezes lot

How work in Briny Breezes reaches a Town permit Five stacked bands. Scope and Appendix II feed the Corporation package, which feeds Corporation review, which feeds Town review and issue, which feeds inspections and closeout. The Corporation runs alongside every band. SCOPE, AND WHICH LIST IT IS ON Appendix II publishes two overlapping lists and says neither is complete THE CORPORATION PACKAGE Notarised application, two insurance certificates, current-year trade papers CORPORATION REVIEW A district Director and the ARC Chair sign; some scopes need the Board TOWN REVIEW AND ISSUE Only the Town issues, and only after the Corporation has recommended INSPECTIONS AND CLOSEOUT Scheduled by the Town once the Building Official has approved issue THE CO- OPERATIVE Runs alongside every band. Permissions you had "back home" could be very different — which is the Corporation’s own warning.

Illustrative only. Durations are deliberately absent: neither the Corporation nor the Town publishes a review time, and we will not invent one.

Answers

Briny Breezes questions

The Corporation. Briny Breezes, Inc. states the permitting process starts with it, that applications meeting the Appendix II rules are initially recommended for approval by the Corporation and then submitted to the Town, and that only the Town can issue a building permit.

Verified

What clients wrote on Google.

Reproduced exactly as published on the company's Google Business Profile. Read them on Google

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Google review

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Google review

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Google review

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Google review

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Google review

I highly recommend them for home improvement. They renovated my master bathroom and a few upgrades for other guest bathrooms. They are very professional, courteous and transparent. They are great at communicating and finding ways to streamline the work. Sean has impeccable project management and customer relationship management skills. Very pleased with the work!

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Google review

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Google review

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Google review

Amazing experience with the entire company! They did a great job in my house for some work that needed to be completed, and I am extremely happy with the result. Super professional & great service. I highly recommend Elbaz Construction.

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Google review

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Google review

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Service Areas

Proudly serving homeowners across Miami-Dade, Broward and Palm Beach

(754) 236-0675

104 municipalities across three counties — and we hold the licence to build in all of them. Not sure about your address? Ask us.

Schedule a Consultation (754) 236-0675

Next step

Send us the district and the lot

Tell us the district and lot and what you want changed. We will come back with which approval route the work takes and what the Corporation will want before the Town sees anything.

We read it and come back

To arrange a look at the unit and how material reaches it.

We work the Corporation package first

Because the Town does not process an application until it is approved.

You get a drawn scope

And a written specification to price against.

Or call (754) 236-0675

(754) 236-0675
  • Florida-licensed general contractor, licence No. CBC1265280
  • Current-year licence and tax receipt on file before we file
  • Permits closed out, with the documentation handed over

Finished detail, shown as a moving sequence of project photographs

Elbaz project photograph

Preferred contact method

We use your details only to respond to this enquiry. No lists, no resale.

Thanks — that came through.

Your details are with the Elbaz Construction team. We will call you back to arrange a look at the unit and to talk through what the work would involve. If it is urgent, call (754) 236-0675.