Indian Creek Village decides
who may work here
before it looks at the work.

Four things, all on file with the Building Department before a permit can be obtained: a State of Florida licence or a Miami-Dade County Certificate of Competency and Eligibility; an occupational licence from the county or municipality where their business is located; a Miami-Dade County Municipal Contractor's Licence including state registration; and certificates of insurance for General Liability and Worker's Compensation.

Because it requires it: the Certificate of Insurance must name Indian Creek Village as Certificate Holder, with Commercial General Liability of at least $1,000,000 per occurrence and $2,000,000 in the policy aggregate. Being named as certificate holder means the Village is notified about the policy standing behind work done inside it, rather than relying on an assurance that cover exists.

Ask them for it, and ask the Building Department. The Village publishes the requirement precisely so that it is checkable, and a contractor who is genuinely current will have no difficulty showing you. It is a check worth making before signing anything, with anybody.

More than you would expect elsewhere. The Village requires separate permits for electrical, plumbing, pools, roofing and mechanical work, on top of the construction work itself. A bathroom remodel is usually at least two applications and often three. The count is knowable before anything is drawn, and we do that count first.

Yes. Pools appear in the Village's separate-permit list in their own right. Pool work does not ride along with a general construction permit or with a landscaping scope, and barrier requirements under the Code apply regardless of what else is happening on the property.

Yes, and probably several. A kitchen or bathroom remodel involves electrical and plumbing at minimum, both of which the Village permits separately, and mechanical work adds a third. Each carries its own application and its own credentialed trade.

We do not publish a number, because the Village does not publish one. What we can tell you honestly is how many applications your scope produces, which of them are outstanding at any moment and what each is waiting on. Anyone quoting you an Indian Creek review time is quoting their own average.

The Village publishes a Building Permit Fee Schedule. We have not opened it, so we do not reprint figures from it — quoting a fee from a document nobody read is exactly the kind of plausible-sounding error we work to avoid. Ask the Building Department, and whatever the permits come to appears itemised on your proposal.

At 9080 Bay Drive, and it publishes a direct telephone number, (305) 865-4121, for permit enquiries. On a village this size, asking before filing is faster than answering a comment afterwards.

That trade stops, and anything sequenced behind it stops with it. It is one of the genuinely avoidable failures on a job here, which is why renewal dates go into the programme alongside the construction dates rather than being left to whoever holds the policy.

We stop and tell you, before it is covered up. In a village that permits five trades separately, earlier work tends to be easier to trace than elsewhere, because each trade left its own paper — and an absence in that record is itself informative.

Often yes, and it changes the programme rather than the price alone. Containment, protection and phasing all cost days. The honest version of this conversation happens at the site visit.

Because for a remodel the same square footage can differ several-fold depending on what is behind the wall and how many separately permitted trades are involved. A published rate would be a guess. You get an itemised figure in writing after a site visit, and it says what happens if something is found during demolition.

It makes it more administrative, which is not quite the same thing. The construction cost is what it is; what changes is the number of applications, the number of credential filings and the amount of coordination. That is real work, and it should appear on a proposal rather than being absorbed silently or discovered later.

Each separate permit carries its own inspections and its own final. That is the part owners most often underestimate: a job can be visually complete while a trade permit is still open behind it, and closing them is not automatic.

Roofing is separately permitted here, and in the HVHZ it is also the part of the envelope where product approval documentation is inspected against what was actually installed. Both things are true at once, and both have to be satisfied.

Every one of them is closed out, not just the construction permit. An open permit — of any trade — stays attached to the property and reappears at sale, when it is somebody else's leverage rather than an administrative detail.

The record for every separate permit, the approved drawings, the product approval documentation for anything in the envelope, and the closeout for each trade. In the HVHZ the envelope paperwork is the part a future buyer, insurer or inspector will actually ask for.

Yes — across Miami-Dade, Broward and Palm Beach, 104 municipalities in total. The filing routes differ genuinely between them: Indian Creek Village credentials each trade and permits five of them separately, most of its neighbours do neither, and those differences are a working detail for us rather than a surprise.