What actually governs a remodel here
A house in Davie is governed by a calendar, not a costume.
The Town's western character is real, and it is written into a design manual — one that says in its own words that it applies to commercial, office and institutional buildings and specifically excludes standalone residential ones.
So the question for a homeowner is not what your elevation has to look like. It is whether your drawings reach the right system, whether somebody is at the counter on the day you need them, and whether the permit in your hand is still alive. Davie publishes the answer to all three, and every date on this page is the Town's own.
Online Application Submittal, on Avolve, live since 12 January 2026. Paper permit applications are no longer accepted.
The Building Division is open Monday to Thursday, 7:30 a.m. to 5:30 p.m. Friday is not a filing day.
In-person walk-through permits are accepted on Wednesdays, 8:00 a.m. to 10:30 a.m.
Requests before 4:30 p.m. are scheduled for the next business day. Cancellations are not possible after 8:30 a.m.
- Licensed and insuredState-licensed GC, bonded and insured
- Design-buildDrawings and construction under one contract
- Permits and inspectionsSubmission, review comments and closeout
- LocalMiami-Dade · Broward · Palm Beach
- FinancingOptions available through Mosaic
What hitting the dates actually buys you
The difference between a fast job and a slow one is rarely the building work.
Two identical bathrooms can finish months apart. The gap is almost never trades on site — it is a submission that went to the wrong place, a Wednesday that was missed, or an inspection called at 4:31 p.m.
One contractor holds
the whole calendar.
Elbaz Construction runs the drawings, the submission, the review comments, the trades and the inspections under one contract, so the dates the Town publishes are somebody's job rather than everybody's assumption. On a Davie project that means the ProjectDox invitation is watched for, the Wednesday window is used deliberately, and the inspection is booked while the work is genuinely ready to be looked at.
- A single point of contact from the first conversation through to closeout.
- Drawings prepared for the system the Town actually uses, not for a counter.
- Inspections requested against work that is finished, not work that is close.
- Permits formally closed out, with the warranty documentation handed over.
It is not a paperwork tax
Every date on this page exists because a building department has to schedule people. Treating them as fixed points rather than obstacles is what keeps a programme honest.
The clock does not stop for finishes
A permit expires if no inspection is called within 90 days of the last one. A long wait on a worktop or a shower screen can quietly kill a live permit.
Small rooms are where the sequencing shows
A bathroom is the densest thing in a house: waterproofing, falls, blocking, ventilation, power and glazing all land inside a few square metres, and several of them are inspected before anything is tiled. Get the order right and the room is quick. Get it wrong and it is opened up again.
The decision that saves the most time
Decide the scope before you file, not after. A revision is a separate form and a fresh review; a complete first submission is the cheapest speed you will ever buy.
Our work
The parts an inspection is actually about.
Most of what a building inspector looks at disappears behind tile and plaster within a fortnight. These are the moments a job is judged on.
The shower floor and its fall. A linear drain has to be set so the whole pan runs to it — the geometry is fixed long before the tile.
Photographs of completed Elbaz Construction projects in South Florida. They are not photographed in Davie, and no property shown is claimed to have gone through the Town of Davie permit process. The frames come from two separate properties.
How a Davie job runs
One calendar, start to finish.
What a Davie project involves
- Authority
- Town of Davie Building Division
- Filing route
- OAS on Avolve, with ProjectDox for plans
- Counter
- 8800 SW 36th Street, Building A
- Office week
- Monday to Thursday, 7:30 a.m. – 5:30 p.m.
- County
- Broward, inside the High-Velocity Hurricane Zone
Scope before submission
We draw and price the whole job first. Davie takes revisions on their own form and reviews them separately, so an incomplete first submission is the most expensive shortcut available.
Into the system the Town uses
Applications go through Online Application Submittal. The Town states plainly that paper permits are no longer being accepted, and neither are emails sent directly to individual employees.
The invitation you must not miss
Plans are uploaded to ProjectDox after an emailed invitation. The Town's own advice is to check your spam folder for it — a review that has not started because nobody opened an email is a fortnight nobody gets back.
Inspections booked against finished work
Requests logged before 4:30 p.m. go on the next business day's schedule. We book when the work is ready, because since 1 November 2025 an inspection cannot be cancelled after 8:30 a.m. and doing so may add fees to the permit.
Want this run for you rather than by you?
We hold the drawings, the submission, the review comments and the inspection calendar under one contract.
Scope
Three ways a Davie remodel is usually shaped.
Which one you are in changes the drawings, the review and the number of inspections — so it is worth naming before anything is filed.
A
Inside the existing walls
Kitchens, bathrooms, flooring and finishes where the footprint does not move.
- Trade permits under one application
- Rough-in inspections before anything is covered
- No change to the building envelope
- Usually the shortest review
B
Reworking the plan
Removing or moving walls, relocating services, opening a kitchen into a living space.
- Structural drawings where anything load-bearing moves
- Plumbing and electrical routed to new positions
- More inspections, in a fixed order
- Revisions filed on their own form
C
Adding to the house
Additions and new enclosed space, where the envelope itself changes.
- Full drawing set and site information
- Impact-rated openings, as Broward requires
- Longest review and the most inspections
- Closeout through the residential C.O. checklist
Work that is usually its own application
- Roofing, with an OSHA-approved ladder secured on the day of inspection
- Impact-rated windows and doors
- Electrical service changes
- Air conditioning replacement
- Water heater replacement
- Driveways, swales and drainage
- Tree removal, which the Town publishes its own application for
- Anything requiring a Notice of Commencement
Which permits a specific project needs is determined by the Town of Davie Building Division against your drawings. Confirm the current requirements before filing.
Stage by stage
What gets looked at, and when.
The order is not ours. It is the order a building department can sign off in, and it is the reason a room that looks finished may not be.
Layout, before anything is fixed
Cabinet runs, appliance positions and services are set on the drawing. Every later inspection is against this, so a change here is a revision.
Waterproofing and falls
A wet area is built to drain before it is built to look like anything. The pan, the fall and the drain channel are fixed while they can still be seen.
Blocking and rough-in
Grab bars, screens and heavy fittings need timber behind the board. This is inspected before it is covered, and it cannot be added afterwards without opening the wall.
Plumbing set out
Waste and supply are positioned against the drawn layout. Sinks, dishwashers and appliance runs are committed at this point.
Power and ventilation
Circuits, extraction and appliance supplies go in against the electrical drawing. Ranges and hoods are the usual reason a kitchen needs its own attention here.
Finishes, and only then closeout
Tiling, cabinetry and worktops go on top of work that has already been signed off. The permit is closed out at the end, not left open.
Photographs of completed Elbaz Construction work in South Florida, used here to show what each stage produces. They are not photographed in Davie and the stage descriptions are general, not a record of these specific projects.
How we work
Ten stages, and what each one asks of you.
Nothing here is a Davie requirement unless it says so. It is how we keep a project inside the Town's published dates.
First conversation
We walk the house, look at what you want to change and say plainly what is straightforward and what is not.
QC · Nothing measured is guessedAn hour on site and an honest read on scope.
Whether the scope is worth drawing.
Measured survey
The existing house is measured properly, including the things that decide everything else — ceiling heights, service runs, wall build-ups.
QC · Survey against the built conditionA drawing that matches the building you actually own.
Confirm the areas we are touching.
Design and specification
Layouts, finishes and fittings are chosen and written down, because a specification is what makes a price comparable.
QC · Specification, not allowances aloneDrawings and a written scope, not a mood board.
Sign off the layout before anything is priced.
Structural and services input
Where a wall moves or services relocate, the relevant drawings are prepared to go into the application with everything else.
QC · Complete set before filingA complete set rather than a partial one.
Approve any structural change.
Application through OAS
The application is submitted through Online Application Submittal. Paper is not an option in Davie and has not been since the system went live on 12 January 2026.
QC · Filed digitally, first timeA submission into the system the Town actually reads.
Provide ownership and property details.
Plans into ProjectDox
An emailed invitation arrives from Project-Dox and the plans are uploaded against it. The Town asks applicants to check their spam folder for that email.
QC · Invitation acted on immediatelyPlans in review rather than sitting in an inbox.
Nothing — we watch for this.
Review comments
Comments come back and are answered. A change to an approved application is a revision, filed on the Town's own revision form.
QC · Comments answered in one passA tracked set of responses, not a re-submission from scratch.
Approve any change that alters your scope.
Permit collected, work begins
A permit is valid for 60 days after notification that it is ready for pick up. Once issued, work must begin within 180 days and continue in a substantial manner.
QC · Permit collected inside 60 daysA live permit with the clocks running in your favour.
Agree the start date.
Inspections
Requests are logged before 4:30 p.m. for the next business day, using the access code and inspection code from the permit package. Since 1 November 2025 an inspection cannot be cancelled after 8:30 a.m.
QC · Never booked before the work is readyInspections booked against work that is genuinely ready.
Keep access available on the day.
Closeout
The final inspections are completed and the permit is closed out through the Town's residential certificate checklist.
QC · Closed out, with documentation handed overA permit that is closed, not merely finished with.
Final walk-through with us.
Durations are deliberately absent. The Town of Davie does not publish a review time and we will not invent one.
Davie permitting
The Town publishes its own sequence. This is it, in order.
Every step below is stated by the Town of Davie on its own website. Nothing in this list is our interpretation of it.
The paperwork sequence, in order
- Confirm a permit is neededThe Town states permits are generally required for construction, alterations, repair, moving or demolishing of any building or structure.
- Open the application in OASOnline Application Submittal, on Avolve, at davie-fl-us.avolvecloud.com. Live since 12 January 2026.
- Do not send paper or emailPaper permits are no longer being accepted, nor are emails directly to individual employees' addresses.
- Choose the route that fitsStandard submission through OAS, a Wednesday walk-through, or Broward County e-Permits as an alternative route.
- Watch for the ProjectDox invitationAn email invitation arrives from Project-Dox to upload plans and documents. The Town asks you to check your inbox and spam folder.
- Upload the plansPlans and supporting documents go into ProjectDox against that invitation.
- Answer review commentsComments are returned through the system and answered there.
- File revisions on the revision formThe Town publishes a Revision/Shop Drawings form; a change to an approved application goes through it.
- Collect the permit within 60 daysA permit is valid for 60 days after notification is sent that it is ready for pick up.
- Begin within 180 daysOnce issued, the permit remains valid as long as work begins within 180 days and continues in a substantial manner until completion.
- Call inspections before 4:30 p.m.Requests received before 4:30 p.m. are added to the next business day's schedule, by automated line, through OAS, or through an eSuite account.
- Close the permit outFinal inspections and the residential certificate checklist the Town publishes.
Why each of these exists
The Building Division is open Monday to Thursday, 7:30 a.m. to 5:30 p.m., at 8800 SW 36th Street, Building A.
In-person walk-through permits are accepted on Wednesdays from 8:00 a.m. to 10:30 a.m. Online walk-throughs run in the same window.
Scheduling by phone needs the access code and the inspection code, and the Town states both are located in the permit package.
For a roof inspection the Town requires an OSHA-approved ladder set up and secured to the roof on site on the day, or the inspection cannot be performed.
How long a Davie review takes, or whether a given application will be approved. The Town does not publish either figure and we are not going to estimate them for you. It also publishes a building fee schedule; this page carries no fee amounts, only the proportions the Town states for renewing an expired permit.
What moves the number
Ten things that change a Davie price.
Ranked by how often they turn out to be the reason two quotes for the same room are nowhere near each other.
Whether anything structural moves
Taking out or moving a load-bearing element changes the drawing set, the review and the inspection sequence all at once.
How complete the first submission is
A revision is a separate form and a separate review. Filing early and incomplete is the most reliable way to lose weeks.
Services relocating
Moving waste, supply or an electrical panel is a different job from replacing what is already there in the same place.
The condition behind the finishes
What is inside a wall in a house built decades ago is not knowable from the outside, and it is the most common reason a scope grows.
Impact-rated openings
Broward County sits inside the High-Velocity Hurricane Zone, and openings are specified accordingly.
Waterproofing and falls in wet areas
Doing a shower pan properly is not expensive. Doing it twice is.
Cabinetry and worktop lead times
These rarely change the price, but they change the calendar — and a permit expires if no inspection is called within 90 days of the last one.
Appliance and fitting selections
Specification, not labour. It is also the one line you control completely.
Access and working space
How materials reach the room, and where a team can work without shutting the house down.
Whether the permit stayed alive
Renewal within 90 days of expiration is 50% of the original permit fee, and 100% after that. Avoidable, and entirely a scheduling matter.
Influence is our own assessment of how much each factor typically moves a residential price, not a Town of Davie figure.
What genuinely sets the calendar
- How complete the drawings are when they go into OAS.
- Whether the ProjectDox invitation is acted on the day it arrives.
- How many rounds of review comments the submission generates.
- Whether inspections are called against finished work or hopeful work.
- Lead times on anything made to order.
Ask any Davie contractor these
- Which permits will this scope need, and who files them?
- Are you submitting through OAS yourself, or am I?
- Who watches for the ProjectDox invitation?
- What happens to the price if review comments come back?
- Who books inspections, and against what definition of ready?
- What is your plan if a lead time pushes past 90 days?
- Will you close the permit out, and hand me the documentation?
What to have ready before you call anyone
- The rooms you want to change, and the ones you do not.
- Whether you believe any wall is load-bearing — we will check it either way.
- Any survey, plans or previous permit paperwork you already hold.
- Your realistic decision date for finishes and appliances.
- Whether the house will be occupied during the work.
- How you intend to fund it, so the programme can be built around it.
A price should follow a drawing, not the other way round.
We price against a drawn scope and a written specification, with allowances stated as allowances. That is what makes a proposal comparable to anyone else’s.
The clock nobody mentions
Your permit has an expiry date.
Homeowners are told what a permit costs and almost never told how long it lives. Davie publishes both ends of it, and the second one is what catches people out on a slow job.
The sequence above is the Town of Davie's own, from its published general building permit information. No duration on this page is ours.
Reading it from the top
- Ready for pick up. A permit is valid for 60 days after notification is sent that it is ready to be collected. Leave it longer and you are starting again.
- Permit issued. Once printed it remains valid as long as work begins within 180 days from the date issued.
- Work under way. The Town's wording is that work must continue "in a substantial manner until completion" — momentum is part of the condition.
- Inspections called. The permit expires if no inspection is called within 90 days of the last one. Every inspection resets that clock.
- Stopped or abandoned. If work starts and then stops or is abandoned for 90 days, the permit expires regardless of how much is built.
- Renewal. Renewing within 90 days of expiration costs 50% of the original permit fee. After 90 days it is the full original fee again.
Not on fast jobs. It bites when a worktop template slips, an appliance is back-ordered, or a homeowner pauses to think about tile — and three months pass without an inspection being called on a permit everybody assumed was fine.
Choosing
Routes, clocks, and where the time actually goes.
The three ways into the Davie Building Division
| Factor | What it is | What it suits |
|---|---|---|
| OAS on Avolve | The Town's Online Application Submittal system, live since 12 January 2026, with plans uploaded through ProjectDox. | Every standard application. This is the required method. |
| Wednesday walk-through | In-person and online walk-through permits, accepted Wednesdays 8:00 a.m. to 10:30 a.m. | Work the Town accepts over the counter, if you can make that window. |
| Broward County e-Permits | The county's own e-Permits route, which the Town lists as an alternative. | Applicants already working through the county system. |
| Paper application | No longer accepted. The Town also states it does not accept emails sent directly to individual employees. | Nothing. This route is closed. |
| eSuite | The Town's account system for permit status and inspection results. | Tracking a live permit and scheduling inspections. |
| Automated inspection line | 954-797-1128 or 1129, using the access code and inspection code from the permit package. | Booking an inspection without logging in. |
| Revision form | A published Revision/Shop Drawings form for changes to an approved application. | Any change after approval. It is not a phone call. |
The two times of day that decide an inspection
| Factor | The rule | What it means on the day |
|---|---|---|
| 4:30 p.m. | Inspection requests received before 4:30 p.m. are added to the schedule for the next business day. | A request at 4:31 p.m. costs you a day, not an hour. |
| 8:30 a.m. | Since 1 November 2025 the Town cannot cancel an inspection after 8:30 a.m., and doing so may result in additional fees due on the permit. | You commit the evening before. Booking hopefully is now expensive. |
| Monday to Thursday | The Building Division is open Monday to Thursday, 7:30 a.m. to 5:30 p.m. | A Thursday afternoon request lands on Monday. |
| Roof inspections | An OSHA-approved ladder must be set up and secured to the roof on site on the day for the inspection to be performed. | Access is part of being ready, not an afterthought. |
Where Davie projects actually lose time
- Filing on paperIt is not accepted, and neither is emailing an individual member of staff.
- Missing the ProjectDox emailIt comes from Project-Dox and the Town itself says to check your spam folder.
- Filing an incomplete set to "get in the queue"Review comments are not free speed. A complete first submission is.
- Treating a change as a phone callA change to an approved application goes on the Town's revision form.
- Calling an inspection at 4:31 p.m.The cutoff is 4:30 p.m., and the next slot is the next business day.
- Booking an inspection hopefullyIt cannot be cancelled after 8:30 a.m., and cancelling may add fees to the permit.
- Planning around a five-day weekThe Building Division is open four days. Friday is not a filing day.
- Letting the permit go quietNinety days without an inspection expires it, and renewal starts at 50% of the original fee.
Before you sign with anybody
The paperwork
The calendar
The end
Tick these off as you go — nothing is stored or sent, the list is here purely so you can use it while you compare contractors.
Work we have completed
Kitchens and bathrooms, finished properly.
Kitchens
Full remodels, including layout changes, services relocation and appliance runs that need their own attention at rough-in.
Bathrooms
Including walk-in shower conversions, where the fall, the drain and the blocking are all decided before any tile is cut.
Whole-home renovation
Where several rooms are in the same permit and the inspection sequence has to be planned as one thing.
Additions
Where the envelope changes and Broward's impact requirements apply to the new openings.
Davie questions
What homeowners here actually ask.
Not to a standalone residential building. The manual's own applicability section states that it applies to properties within the Western Theme District and to buildings used for commercial, office or institutional uses, including mixed-use buildings with a residential component, but specifically excluding standalone residential buildings.
So the limit is both geographic and by use class. Whether a particular property sits inside the District is a question for the Town of Davie.
No. The Town states that paper permits are no longer being accepted, nor are emails directly to individual employees. Applications go through Online Application Submittal.
Online Application Submittal, the Town's permitting submission system, hosted on Avolve at davie-fl-us.avolvecloud.com. The Town announced it as available starting 12 January 2026.
Through ProjectDox. Applicants receive an email invitation to upload the plans and documents, and the Town advises that the email comes from Project-Dox and to check both your inbox and your spam folder for it.
Monday to Thursday, 7:30 a.m. to 5:30 p.m. The Building Division is at 8800 SW 36th Street, Building A.
Yes, in a single window. In-person walk-through permits are accepted on Wednesdays from 8:00 a.m. to 10:30 a.m., and online walk-throughs run in the same window.
Inspection requests received before 4:30 p.m. are added to the inspection schedule for the next business day. You can request by automated line on 954-797-1128 or 1129, through OAS, or through an eSuite account.
Not late in the day. The Town states that, due to system changes starting 1 November 2025, it is not able to cancel any inspection after 8:30 a.m., and that doing so may result in additional fees due on the permit.
Your phone access code and inspection code. The Town states that both are located in the permit package.
Yes. The Town requires an OSHA-approved ladder set up and secured to the roof on the job site on the day of the inspection in order for the inspector to perform it.
A permit is valid for 60 days after notification is sent that it is ready for pick up. Once issued, it remains valid as long as work begins within 180 days from the date issued and continues in a substantial manner until completion.
If work does not start within 180 days, or if work starts and then stops or is abandoned for 90 days, or if no inspection is called within 90 days from the last inspection.
The Town states it as a proportion rather than an amount: renewing within 90 days of expiration is a fee of 50% of the original permit fee, and after 90 days it is 100% of the original permit fee. The Town publishes a building fee schedule for the underlying amounts.
The Town states that permits are generally required for construction, alterations, repair, moving or the demolishing of any building or structure. Whether a specific piece of work needs one is determined by the Building Division against your drawings.
Davie is in Broward County, and the HVHZ covers Miami-Dade and Broward. That affects how openings and certain assemblies are specified, and it is true of every Broward municipality, not something particular to Davie.
Yes. Elbaz Construction is a Florida-licensed general contractor, licence number CBC1265280, bonded and insured, working across 104 municipalities in Miami-Dade, Broward and Palm Beach counties.
Why Elbaz Construction
What is actually verifiable.
- LicensedFlorida-licensed general contractor, licence number CBC1265280. Bonded and insured.
- Design-buildDesign, permitting, construction and inspections coordinated in-house, under one contract.
- One contactThe same point of contact from the first conversation through to closeout.
- LocalWorking across 104 municipalities in Miami-Dade, Broward and Palm Beach counties.
- ReviewedA 4.8 average across 343 Google reviews, published in full on Google.
- Permits closedPermits formally closed out, with warranty documentation handed over.
- FinancingOptions are available through Mosaic.
- No invented credentialsWe publish no award, membership or accreditation we cannot show you.
What homeowners say
Reviews, unedited.
Published on Google, quoted here word for word. We do not shorten, merge or rewrite a review.
Read all 343 reviews on Google
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 !
Sean has experience and he gave me the best ideas for my kitchen and bathroom project. He did high quality Job . We are very satisfied
Highly recommended for any bathroom or kitchen projects! Raz is very knowledgeable at this field and gave us wonderful ideas for the design. It was done in a timely manner. Thank you !!
Very satisfied with my bathroom and the way it looks now they crew was very professional, The service was quick, and the staff was friendly , The customer service staff went above and beyond , The customer support was fantastic! They quickly resolved my bathroom issues and were very friendly , highly recommended!!
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104 municipalities across three counties — and we hold the licence to build in all of them. Not sure about your address? Ask us.
Next step
Tell us the address and what you want to change.
We will come back with what the scope is likely to need from the Town of Davie, and what we would want to see before pricing it.
What happens after you send this
- We read what you have sent and come back to arrange a visit.
- We walk the house and measure what matters.
- We tell you what is straightforward and what is not, before you spend anything.
- You get a drawn scope and a written specification to price against.
Useful to include
- The property address
- Which rooms
- Whether walls move
- Any plans you hold
- Your timescale
Florida-licensed general contractor, licence number CBC1265280.
Design, permitting, construction and inspections under one contract.
Working across 104 municipalities in three counties.
Permits closed out, with documentation handed over.
Thanks — that came through.
Your details are with the Elbaz Construction team. We will call you back to arrange a visit to the property and talk through what the work would involve. If it is urgent, call (754) 236-0675.
