Completed work
Work that gets
looked at closely.
Completed Elbaz Construction accessible bathrooms, kitchens and small buildings across South Florida - inspection-dense work where the sequence behind the finish is most of the job. Different properties; each caption says which.
All photographs are of real Elbaz Construction work in South Florida. None was taken in Greenacres, none is presented as a City-permitted project, and none was inspected by a private provider on the City’s behalf.
Building here
A faster route,
still supervised.
Florida statute allows an owner or contractor to engage a private provider to carry out plan review and inspections in place of the local building department. It is a legitimate route and it can be a faster one. What most municipalities publish about it is that it exists.
Greenacres publishes something more useful: the procedure by which it will audit that provider. Its Standard Operating Procedure for Auditing Building Inspectors and Plans Examiners, referencing Florida Statutes 468.604 and 553.791, sets out how often audits happen, what they examine, how quickly a report follows, how long a provider has to answer it, and how long the records are kept. Reading it tells you what a well-run private-provider job actually looks like from the City’s side - which is worth knowing before you choose the route.
- Up to four audits a year
The City states each Private Provider or firm can be audited up to four times per calendar year, randomly or on a complaint.
- Two days, then ten
An audit report within two business days of completion; ten business days for the provider to respond, with a corrective action plan if deficiencies are found.
- Published, and kept
Summaries from the previous two quarters go on the building authority’s website, and audit records are kept a minimum of seven years.
Constraint and consequence
What the City audits,
and what that means
for how a job is run.
None of the below is a statement about your address or about any provider. It is what the City publishes about its own audit procedure, and what each item implies for the way a project should actually be documented.
Inspections have a correct sequence
The City’s audit checks that all required inspections were conducted in the proper construction sequence. Out-of-order sign-offs are a documented audit finding, not a technicality.
Reports have to say something
It checks that reports generated by the provider give sufficient detail to address the work inspected. A one-line pass is not a record.
The people have to be registered
It checks that Designated Authorized Representatives are registered and vetted with the municipality, with credentials for the scope they are working on.
Site safety is in scope
It checks that necessary safeguards such as netting or walkways were in place to protect public safety and adjacent properties.
Complaints trigger audits
The City states audits may be initiated by complaints and may focus on the specific issues raised. A neighbour’s complaint can put the paperwork under review.
There is a dispute route
A provider disputing findings may request review by the designated building official, who must respond within 15 business days. Even the disagreement has a published clock.
audits per calendar year the City states each private provider or firm may be subject to, performed randomly or on a complaint
| Element | City inspections | A private provider |
|---|---|---|
| Who inspects | City staff, on the City’s schedule | A registered provider you engage |
| Who checks the inspector | The City’s own supervision | The City, by audit, up to four times a year |
| What the record has to show | The City’s inspection results | Logbooks, reports and affidavits, in sequence and in detail |
| If something is wrong | A failed inspection | An audit finding and a corrective action plan within 10 business days |
| How long the record lives | City records | A minimum of seven years, per Florida retention law |
| What the public can see | Permit records | Audit summaries from the previous two quarters, published |
Both are legitimate and both end in a compliant building. The City has published what it expects of the second, which makes the choice an informed one rather than a gamble.
Stills from the two completed units on this page. They illustrate the stages; they are not photographs of the stage named beside them.
How we run it
Eight stages,
documented as we go.
The sequence we follow on a Greenacres property. It is built around leaving a record that would survive being read - which is what the City’s own audit procedure is looking for.
- 01
Records and enrolment
What is already permitted on the address, and getting contractor enrolment done with the City before it is needed. Greenacres publishes Contractor Enrollment as its own step, so it is treated as one.
- 02
Survey and brief
What you want, what the building will allow, and what a survey finds - including what a previous owner did without a permit, which is a live issue on any older property here.
- 03
Choose the review route deliberately
City review, or a private provider. In Greenacres that choice comes with a published expectation of how the provider will be audited, so we make it on the evidence rather than on speed alone.
- 04
Assemble the application
Drawings, product approvals and the forms the City publishes - including the Owner-Builder Affidavit and Disclosure Statement where an owner is acting as their own contractor, which the City requires to be notarised and submitted with the application.
- 05
Record the Notice of Commencement early
The City states a certified copy must be submitted to the Building Division before requesting an inspection, to avoid delays or cancellations. So it is done in advance rather than on the morning it blocks something.
- 06
Book inspections to the published rule
Requests by 3:00 p.m. on the business day prior; Monday inspections by 3:00 p.m. on Friday; no same-day inspections. A Greenacres programme is built around that afternoon deadline rather than around hope.
- 07
Build in the right order, and record it
Constructed so each inspection happens in the proper construction sequence, with the record made at the time rather than reconstructed afterwards.
- 08
Closeout and certificate
Through the closing inspections the scope requires - the City publishes separate residential and commercial Certificate of Occupancy requests - then the permit is closed out rather than left open.
Approvals
What the City asks for,
and when it asks.
Greenacres publishes its Building Division process in unusually concrete terms. Any person wishing to do work on owned or leased property files an application and obtains the required permit; documents are submitted electronically in PDF, unlocked and available for markup; inspections are requested by email or telephone; and the City runs an ePermit system where permit and inspection records and application status can be searched.
The scheduling rules are the part worth memorising. They are published, they are specific, and every one of them is a way to lose a day if you have not read them.
Simplified sketch, for explanation only. It is not a permit drawing and not a plan of either project shown on this page.
From first call to closeout
- Requests by 3:00 p.m. the day before
Inspection requests must be submitted by 3:00 p.m. on the business day prior to the requested date.
- No same-day inspections
The City states this plainly. There is no calling in a favour on the morning.
- Monday means Friday
Inspection requests for Monday must be submitted by 3:00 p.m. on Friday - so the weekend is planned for on Friday lunchtime.
- Cancellations by 8:30 a.m.
If an inspection needs to be cancelled, notice must be provided no later than 8:30 a.m. on the day of the scheduled inspection.
- A certified NOC before inspections
Where a Notice of Commencement is required, the City states a certified copy must be submitted to the Building Division before requesting an inspection, to avoid delays or cancellations.
- Unlocked PDFs for markup
Plans must be submitted in PDF format, unlocked and available for markup, with the job address and submittal type in the email subject line.
- Owner-builder, with an affidavit
Available on a one- or two-family home the owner resides in, with restrictions set out in an Owner-Builder Affidavit and Disclosure Statement that must be completed, notarised and submitted with the application.
- Contractor enrolment
Published as its own step, alongside the Building Safety Inspection Program and the Building Board of Adjustments and Appeal.
Three o’clock is the real deadline
On a Greenacres job the thing that most often costs a day is not a technical failure - it is missing an afternoon booking window that the City has published in plain language.
None of the above is a statement about your property. The City of Greenacres Building Division determines what any specific address and scope requires, and requirements change. We confirm what your project actually needs before anything is filed, and we do not publish fees, review durations or any assurance of approval. Nothing here is a statement about the performance of any particular private provider, and no audit outcome is described.
Cost and time
What moves the number,
and what moves the date.
No figures here. In a city with published booking rules, the honest conversation about time is about sequence and deadlines rather than about how hard anyone works.
What moves the cost
- Which review route you choose
City or private provider. Both are legitimate; they differ in cost, in control and in how much documentation you are responsible for.
- How well the job is documented
Not a line in a quote, and the thing that decides whether an audit or a dispute is a morning or a month.
- Inspection sequence
Work built so the inspections fall in the proper construction sequence costs less than work that has to be opened up again.
- Structural alteration
Openings, spans and load paths need engineering, and engineering needs to be in the drawing before it can be in the submittal.
- What the survey finds
On an older Greenacres property, what a previous owner did is discovered rather than declared, and it has to be resolved rather than covered.
- Scope added after filing
The most reliable way to turn one review cycle into three, in any city.
What moves the schedule
- The 3:00 p.m. booking window
Every inspection on the job passes through it. Missing it once is a day; missing it habitually is a programme.
- Getting the certified NOC in first
The City is explicit that it must be with the Building Division before an inspection is requested, or the inspection may be delayed or cancelled.
- Plan review
Comments answered by resubmitting unlocked, markup-ready PDFs. A clean first submittal is the only part anyone controls.
- Private provider coordination
If that route is chosen, the logbooks, reports and affidavits are part of the programme rather than an afterthought.
- Product lead times
Ordering after approval is a date; ordering before it is a risk.
- Closeout
The inspections the scope requires and the Certificate of Occupancy request, then the permit closed out rather than left open.
Owner’s guide
Six things worth knowing
before work starts.
Not rules - the City writes those. These are the things that most often change how a Greenacres project runs, and most of them are about timing.
Decide the review route on evidence, not speed
The City has published how it audits private providers. That document is the best available description of what the route actually demands.
Three o’clock, every time
Inspection requests by 3:00 p.m. the business day before, and Monday’s by 3:00 p.m. on Friday. There are no same-day inspections.
Cancel by half past eight
The City asks for notice no later than 8:30 a.m. on the day. Late cancellations waste a slot that somebody else on your street wanted.
Get the certified NOC copy in early
The City is explicit that it must be with the Building Division before an inspection is requested. It is the most avoidable cancellation there is.
Send unlocked PDFs
Plans must be unlocked and available for markup, with the job address and submittal type in the subject line. A locked file is a wasted day.
Owner-builder means notarised paperwork
The affidavit and disclosure statement must be completed by the property owner, notarised, and submitted with the application. It is a real commitment, not a checkbox.
What it is like
Living with a project
run on a published clock.
The honest version of the experience, including the parts where the calendar is stricter than people expect.
- The afternoon deadline shapes the week
Every inspection is booked the day before, by three. It sounds small and it organises the whole programme.
- We document as we go
Photographs, sequence and sign-offs recorded at the time. It is what makes a record survive being read later.
- Decisions arrive in batches
We will ask for selections together, because they go into one submittal and one submittal is what gets reviewed.
- One point of contact
The same person from the first visit to the walkthrough. Design, permitting and construction sit in one company, so a reviewer’s comment does not wait on a hand-off between two firms.
- The site itself is ordinary
Protection, containment, deliveries, dust and noise are managed as on any job, and any association hours are respected without being asked. Where safeguards are needed to protect the public or a neighbour, they go up.
- Closeout is not optional
Permits are closed out. An open permit stays with the property and reappears when it is sold, when it is someone else’s leverage.
Questions
Ask the
awkward ones.
Six categories. Pick one and the answers change.
It is a registered firm engaged to carry out plan review and inspections in place of the local building department, under Florida statute. Whether it suits your project depends on the scope, the schedule and how much documentation you want to be responsible for - and in Greenacres you can read the City’s own audit procedure before deciding, which is unusual and useful.
The City states that each Private Provider or firm can be audited up to four times per calendar year, and that audits are randomly performed or decided based on complaints.
Among other things: that Designated Authorized Representatives are registered and vetted with the municipality with the right credentials; that insurance is adequate and inspections are documented in logbooks; that all required inspections were conducted in the proper construction sequence; that reports carry sufficient detail; and that safeguards such as netting or walkways were in place.
The City publishes the clock: an audit report within two business days of completion, shared with the provider, who has ten business days to respond and must submit a corrective action plan if deficiencies are found. A dispute goes to the designated building official, who must respond within 15 business days.
By 3:00 p.m. on the business day prior to the date you want. The City states plainly that same-day inspections are not permitted, that inspections are conducted Monday to Friday only, and that requests for Monday must be submitted by 3:00 p.m. on Friday.
Notice must be provided no later than 8:30 a.m. on the day of the scheduled inspection. It is a short window and it is published.
One published reason: where a Notice of Commencement is required, the City states a certified copy must be submitted to the Building Division before requesting an inspection, to avoid delays or cancellations. We get that in early for exactly this reason.
The City asks for the permit number, the job site address, the inspection code or type, and a contact name and phone number.
Any person desiring to perform work on owned or leased property files an application and obtains the required permit from the Building Department. Documents are emailed in PDF, unlocked and available for markup, with the job address and type of submittal in the subject line.
As the owner of a one- or two-family residential property you reside in, yes, with certain restrictions - which the City sets out in an Owner-Builder Affidavit and Disclosure Statement that must be completed by the property owner, notarised, and submitted with the permit application.
The City’s ePermit system carries permit and inspection records and application status through its public information search.
We do not publish a number, because the City does not. What we can tell you is which of its published deadlines your project will meet, and that a complete first submittal is what actually decides the rest.
Because the same square footage can carry very different amounts of coordination, documentation and inspection. A rate would be a guess. You get an itemised figure in writing after a survey, and it says what happens if something is found once work starts.
A little, and it is the cheapest insurance on the job. A record made at the time is worth a great deal when anyone - an auditor, a buyer, an insurer - asks a question two years later.
Yes - across Miami-Dade, Broward and Palm Beach, 104 municipalities. The filing routes genuinely differ between them, which is the reason we check rather than assume.
Why Elbaz
What we will actually
put our name to.
- Licensed, bonded and insured
Elbaz Construction is a licensed Florida general contractor, CBC1265280. Permits are pulled in the company’s name.
- We build the record as we build the job
Sequence, sign-offs and photographs taken at the time. A record assembled afterwards is not a record.
- We book to the published deadline
Three o’clock the day before, every time, and the certified Notice of Commencement in before it can cancel anything.
- Design and construction in one contract
The people who draw it are the people who build it, so a reviewer’s comment comes back to the team that can answer it.
- We say what we do not know
What a specific address and scope require is the Building Division’s to determine. Any contractor telling you before checking is telling you something the City has not.
- Permits closed out
Every permit we pull is closed out at the end of the job rather than left open against the property.
No awards, no rankings and no numbers we cannot show you. Everything above is either public record or visible in the work on this page.
Reviews
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!
Omri B
Genuine Google reviews of Elbaz Construction, shown as written. None of these reviewers is identified as a Greenacres client and none is presented as one - they are shown because they are real, not because of where they are.
Redid my whole bathroom and kitchen. Great service - Great quality - very quick - very professional !! Highly recommended!
Adir Davidov
They are amazing! Very professional. Met my exact requests with so much patience and knowledge. They renovated my whole house and the whole process was such a breeze. I highly recommend them!
Lee Morali
We hired them to renovate our investment property and they provided exceptional quality service for an affordable price!
Shir Partush
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.
Mia Zafrani
After I've been Looking for a good company to renovate my house , I found those guys! These people are super professional super honest super Fast !! Don't hesitate to Rent their service! They are number one!!
carmit cohen
Service Areas
Proudly serving homeowners across Miami-Dade, Broward and Palm Beach
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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.
Keep reading
Related guides
- Renovation vs Remodel
Where repair ends and remodelling begins, and why that line decides how many inspections your project actually needs.
- How Much Does It Cost to Remodel a House?
What actually moves a renovation number, and why the cost of doing work in the wrong order rarely appears in anyone’s quote.
- How Much Will My Home Be Worth After a Remodel?
The relationship between what you spend, what you change and what it is worth after.
- A Guide to Choosing a General Contractor
What to ask, what to check and what a licence number actually tells you.
Related services
- Palm Beach County
- Planning & Permitting
- HOA & Historic District Approval
- Residential Permit Expediting
- Zoning & Variance Assistance
- Full-Service Home Renovation
- Kitchen Remodeling
- Bathroom Remodeling
- Roofing
- Windows & Doors
- Design-Build New Homes
- Home Remodeling in Lake Worth Beach
- Home Remodeling in Palm Springs
- Home Remodeling in Wellington
Start here
Tell us about the property
The address, roughly when the house was built, what you want to change, and whether you have any preference about how the job is inspected. The address is what lets us check the record rather than guess it.
We check what is already permitted on the property, then survey it. We will also tell you honestly whether a private provider would help your particular project or simply move the paperwork onto you.
A promised review date, a fee quoted from a table, or an assurance that any route is faster. The City publishes deadlines, not durations, and so do we.
Thanks — that came through.
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.
Choose the route
with the facts in front of you.
Greenacres has published how it audits private providers. That is more than most cities give you, and it makes the decision an informed one. Start with a survey and a straight conversation about which route suits your project.
