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Licensed general contracting and remodeling across Hialeah - permits filed with the City's Building Department, and, on an older house, an honest look at what the record says was approved before anything is drawn.
Miami-Dade · Broward & Palm Beach Counties
ScrollHialeah · Miami-Dade County
Hialeah is one of the oldest and densest housing markets in Miami-Dade, and most of its houses have been altered more than once. What the city holds on record about those alterations shapes a renovation more than the plan does.
The Building Department's own remit says a lot about the market it serves. Alongside permits and inspections it lists blueprint records management, building recertifications, unsafe structure oversight, re-occupancy inspections and flood documentation - a department weighted towards buildings that already exist rather than ones that do not. On a house that has been added to over forty years, that is exactly the right first phone call.
The city states that it works to ensure all construction projects meet code requirements by administering and enforcing the Florida Building Code and Miami-Dade County regulations, and that it reviews building permit applications for code compliance before issuing them. Applications, inspections and status run through the city's Citizen Self Service portal, and inspections can also be requested by email.
The practical consequence is a sequencing one. Where earlier work was done without a permit, or a prior addition never closed out, that has to be resolved as its own piece of work - it does not disappear because the new scope is unrelated. We establish it at the address before a programme is promised to anybody.
What a Hialeah address changes
A house that has been extended, enclosed or converted carries whatever the record says. Where a previous alteration was never permitted or never closed out, that is resolved as work in its own right rather than absorbed quietly into a renovation.
Blueprint records, recertifications, unsafe structures, re-occupancy inspections and flood documentation all sit with the Building Department here. That is the shape of a city whose stock is old, and it is useful - the records you need usually exist.
Hialeah states that it administers and enforces the Florida Building Code and Miami-Dade County regulations. Some scopes therefore answer to more than the city, and which ones is decided by the work rather than by the postcode.
Glazing, doors, roofing and shutters need product approval accepted for high-velocity hurricane zone use. On an older house the opening sizes rarely match a standard unit, so the survey matters as much as the specification.
Carports, porches and garages enclosed at some point in the past are common in this stock. Whether that space is habitable, and on what terms, is a zoning and code question with a documented answer - not a judgement call.
Applications, inspection requests and status run through the city's Citizen Self Service portal, with inspections also requestable by email. The counter opens early: the department publishes hours of 7:30 a.m. to 3:30 p.m.
One open plan · 01
A run like this replaces cabinetry that has usually been in place for decades. The measuring starts at the walls you are keeping, not at the drawing.
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 long view down the island, because in a plan that used to be several small rooms the sightline is the thing you are actually buying.
Getting there is rarely a finishes exercise. Removing or altering what divided those rooms is a structural question, and in a house that has been changed before, the answer is found by opening up and measuring rather than by reading the original drawings. That is why the survey comes before the layout and not after it.
In a house that has been altered before, what is load-bearing is a measurement, not an assumption.
One caution about the photographs, given what the rest of this page argues. This is our own portfolio, and the image set carries no address and no permit number - so we cannot tell you what any of these houses had on record before the work, and we do not claim any of them is in Hialeah. The record we would read is yours, not theirs.
| 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 photography is shared with other municipality pages because it is one contractor's portfolio; no municipality is claimed for any frame.
Detail
The record
Permit history, closed-out inspections and blueprint records. On a house that has been altered more than once this decides what the project is, and it is obtainable before you commit to anything.
The wet wall
Drainage runs decide whether a bathroom or kitchen can move at all. In an older slab that is a survey answer, not a drawing decision.
The envelope
HVHZ product approval narrows the choice, and older openings are rarely a standard size. Specifying before surveying is how a permitted window ends up not fitting.
The structure
What is holding the roof up is established by opening up and measuring, because the original drawings may not describe the house as it stands.
Waterproofing
Behind a niche, under a tray, up a wall. It is inspected rather than assumed, because the cost of getting it wrong arrives years later.
Ground level
The department handles flood documentation, and the zone affects what may be done at ground level and how the house meets it.
Before you file
The questions owners ask us here are almost always about an existing house rather than a new idea. These are answered from what the City publishes; anything that depends on your address, we look up rather than guess.
With the City of Hialeah Building Department. The city states that it administers and enforces the Florida Building Code and Miami-Dade County regulations, and that it reviews building permit applications for code compliance before issuing them. Applications, inspection requests and status run through the city's Citizen Self Service portal, and inspections can also be requested by email. The department publishes counter hours of 7:30 a.m. to 3:30 p.m. at 501 Palm Avenue.
It depends entirely on what the record says. If the conversion was permitted and closed out, it is part of the house. If it was not, resolving it is its own scope with its own approvals, and it is far better established before you buy than discovered during demolition. We check the record at the address.
The Building Department administers building recertifications alongside its other work. Whether a particular building is in scope, and when, is a matter of record for that address rather than something that can be answered from a map. Ask the department, or ask us to check it as part of a site assessment.
Miami-Dade is inside the High-Velocity Hurricane Zone, so glazing, doors and shutters need product approval accepted for HVHZ use. On an older house the practical constraint is usually the opening: existing sizes rarely match a standard unit, so we survey before anything is specified.
Often, but it is a structural question first. In a house that has been altered before, what is load-bearing is established by opening up and measuring rather than by reading the original drawings, and the answer sets the layout.
Yes. Permitting, structure, envelope and finishes sit under one licence, and the record work at the start is part of the job rather than something you are sent away to sort out first.
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 what your scope needs to contain, which is the part that actually moves the date.
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
Permit history, closed-out inspections, blueprint records and flood position. All of it exists before we do.
A measured survey of the house as it stands, which on this stock is frequently not the house the original drawings describe.
Where earlier work was unpermitted or never closed out, that is scoped as its own piece of work rather than absorbed quietly.
What you want, tested against the structure, the zoning position and the flood requirement.
What is load-bearing, confirmed by opening up where necessary, with engineering where the scope needs it.
Filed with the Building Department through the Citizen Self Service portal, with any county-level review identified in advance.
Demolition, then drainage, power and structural work, inspected as the code requires.
Glazing, doors and roofing to HVHZ-approved systems, fitted to openings that have been surveyed rather than assumed.
Joinery, stone and porcelain, brassware, lighting and doors, set out so the tile lines through the planes it has to.
Final inspections, close-out and the records handed over, so the next owner inherits paperwork rather than a mystery.
Which approvals a project needs depends on the property, its permit history and the scope. We confirm them for your address. Some scopes answer to Miami-Dade County as well as the city, and we establish that before the package is drawn. We do not publish review durations.
Before you buy, or before you build
What was approved, what was closed out, and what is on the record that is not on the ground. The department manages blueprint records, so this is usually obtainable - and it is the cheapest hour in the project.
Enclosed carports, converted garages and added rooms are common here. Resolving them is its own scope with its own approvals, and it is far cheaper to know before exchange than after demolition.
The city administers building recertifications. Whether a particular building is in scope, and when, is a matter of record for that address - ask rather than assume, because it can change what a renovation may touch.
The department handles flood documentation. The zone and any elevation record affect what may be done at ground level and how the house meets the ground.
HVHZ product approval narrows what may be fitted, and older openings are rarely a standard size. A survey before selection avoids a permitted product that will not physically go in.
In a house altered over decades, what is load-bearing is not obvious and is not always what the original drawings show. That answer sets the whole layout.
Which of these apply, and what each requires, is set by the property, its permit history, its flood position and the scope of work. We verify them for the specific address rather than working from a general rule, and we do not publish review durations, fees or recertification outcomes.
Budget
Unpermitted or unclosed earlier work is resolved as its own scope. Two identical houses with different records are not two identical projects.
Opening up a compartmented plan means establishing what is load-bearing and replacing it properly. It is the item most often underestimated on this stock.
Area, number of wet rooms, and how many services move. Complexity costs more per square foot than area does.
HVHZ-approved glazing and doors, and the making-good that non-standard openings always need.
Electrical and drainage that have been extended piecemeal over decades often need more than the new scope alone would suggest.
Real, but the most controllable line in the budget and the last one that should be used to fix a number.
Read this as an order of operations, not a price list. On a house with a long permit history the top of this list is decided by the file before anyone measures a room, which is why we ask for the address first. No figure here is a quotation, and the order changes with the house.
Google reviews
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Keep reading
Wind & envelope
What the high-velocity provisions ask of a house built before most of them existed, and why product approval is the part that cannot be substituted.
Cost guide
General cost context - read it knowing that on a much-altered house the permit history can move the number before any finish does.
Additions
What it takes to add to a house that has already been added to.
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 pull what the record says about the house, tell you whether anything outstanding has to be resolved first, and show you what the approvals path looks like - before anyone draws anything.
