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Four times the fee.
And in Lake Clarke Shores,
no clock ever runs out.
Licensed general contracting, construction and remodeling in the Town of Lake Clarke Shores — where starting without a permit costs four times the standard fee, and where the Town states there is no statute of limitations on unpermitted work.
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ScrollThanks — 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.
Recent work
Permitted work, from framing to finish.
Structure, flooring, bathrooms and kitchens built by Elbaz Construction across South Florida — the phases a sequenced inspection regime is built around. None of the properties shown is in Lake Clarke Shores. Select any frame to open it full size.
The town, defined
The cheapest moment to permit something is always now.
Most municipalities discourage unpermitted work with a doubled fee. Lake Clarke Shores charges four times the standard permit fee, and it puts the rule in the same breath as the requirement that a permit be posted on site before any work begins. That is a deliberate multiple, and it is aimed at exactly the decision a homeowner makes on a Saturday morning when a contractor says the job is small enough not to bother.
The second sentence is the one that changes the arithmetic permanently. The Town states that there is no statute of limitations for unpermitted work, and that if it is discovered at any time the appropriate permits and inspections will still be required to bring it into compliance. Nothing ages out. Work done by a previous owner, twenty years ago, is still an open item the day a survey or a sale finds it.
What makes this a fair town rather than a punitive one is the other half of the record. The Town publishes an explicit and short list of what does not need a permit — painting, carpeting and tile installation — which is more than most municipalities will commit to in writing. It also runs entirely through an electronic portal, so the compliant route does not cost you a morning at a counter. The expensive path and the easy path are, unusually, the same one.
We work across Miami-Dade, Broward and Palm Beach, so a town that files entirely online and prices non-compliance seriously is a straightforward place to work carefully.
What is included
- Starting without a permit
- Four times the standard permit fee
- Unpermitted work
- No statute of limitations
- The permit itself
- Obtained and posted on site before work begins
- Filing
- Electronic portal only — no paper applications
- Explicitly exempt
- Painting, carpeting, tile installation
- Inspections
- Listed on the permit, passed in sequence
Scope index
What we build here
Grouped by the Town’s own published lists — what needs a permit, and the short list of what does not. Whether a particular scope needs one is the Building Official’s determination, and the Town asks to be contacted before work begins.
Painting, carpet and tile
The Town names these three as cosmetic improvements that do not require a permit. It is a short list and a genuinely useful one, because it is written down rather than assumed.
Kitchen renovation
Plumbing, electrical and air-conditioning work are all named as requiring permits, and so are repairs to those systems. A kitchen normally reaches at least two of them.
Bathroom renovation
Plumbing and electrical again. Note that tile installation on its own is exempt — but a bathroom that moves a fitting is not a tiling job.
Window and door replacement
Windows and doors appear explicitly among the work requiring a permit.
Hurricane shutters
Shutters are named, which is worth knowing before a storm season purchase is installed in a hurry.
Screen enclosures
Screen enclosures are named explicitly, alongside sheds and fences.
Driveways
Driveways require a permit here, so resurfacing or replacing one is not maintenance.
Docks and bulkheads
Both appear on the Town’s list of work requiring a permit. This is a waterfront community and the Town treats the water’s edge as permitted construction.
Roof replacement and repair
Roofing work is named, and the Town extends the requirement explicitly to repairs of the systems it lists.
Whole-home renovation
The required inspections are listed on the permit and must be passed in sequence before the next phase begins. On a multi-trade job that sequence is the programme.
Why each stage has to be seen before the next one starts
Nine frames, separate South Florida projects
The Town requires the inspections listed on a permit to be passed in sequence before the next phase proceeds. These frames show why — each stage physically covers the one before it.
These nine frames are separate South Florida projects by Elbaz Construction, not one project and not a Lake Clarke Shores property. Select any frame to open it full size.
Specification
What the Town requires, and what it does not
Read from the Town’s Building Permits page on 2026-08-16. The Town publishes no review timeframe, and this page publishes no fee figure because the fee page was not opened.
- The permit, before anything
- Obtained and posted on-site before any work begins — the Town states both halves in the same sentence.
- The penalty for not doing so
- Four times the standard permit fee. Not double, which is the more usual multiple.
- No expiry on the problem
- The Town states there is no statute of limitations for unpermitted work, and that it must be brought into compliance whenever it is discovered.
- The portal, and only the portal
- The Town uses an electronic permitting portal and does not accept paper applications. Registration comes before application.
- Legacy permits stay legacy
- Open permits submitted before the portal must continue through the former process until fully closed out, including passing all required inspections — and those users do not get portal access for them.
- The exempt list
- Painting, carpeting and tile installation. Short, explicit and published.
- Inspections in sequence
- Listed on the permit, and each must be passed before the next phase of construction proceeds. A final inspection is required on every permit.
- Owner/Builder limits
- An Owner/Builder Affidavit Statement is signed, and all electrical, plumbing and mechanical work must still be performed by licensed contractors.
Design and material language
The decisions that decide which list you are on
Five choices that move a project between the Town’s short exempt list and its longer permitted one.
Tile: surface or system
The exempt list has an edge
Measured against the Town’s published lists Tile installation is named as not requiring a permit. Replacing a shower pan, moving a drain or altering a substrate is a different job with a different answer.
Other options. Be honest about which one you are doing. The Town’s list is short and literal, and the penalty for reading it generously is four times the fee.
Whether a fitting moves
Plumbing is permitted work
Measured against the Town’s published lists Plumbing work and repairs to plumbing are named as requiring permits. Where anything moves, the cosmetic exemption stops applying.
Other options. Settle the layout before ordering. A bathroom that keeps every fitting where it is, is a genuinely different permit question from one that does not.
Openings and shutters
Named permitted work
Measured against the Town’s published lists Windows, doors and shutters are all on the Town’s list, and they carry product approval documentation with them.
Other options. Order to a specification that will be approved, and keep the approvals with the submission rather than with the installer.
The water’s edge
Docks and bulkheads are named
Measured against the Town’s published lists Both appear on the Town’s permitted list. On a waterfront lot this is construction, not landscaping.
Other options. Raise waterfront work with the Town early — it is the scope most likely to involve other agencies as well.
The property’s permit history
The item with no expiry
Measured against the Town’s published lists Because there is no statute of limitations, previous unpermitted work is a live issue whenever it is found.
Other options. On a recent purchase, establish the permit history before adding to it. A new application is a common way for an old problem to surface.
On what is shown. Nothing here is a determination. The Town decides what a scope requires and whether the exempt list applies, and it publishes no review timeframe — so this page describes the decisions, not their outcomes.
Process
How we run a project here
Ten steps. The permit comes before the first day of work, because the Town prices the alternative at four times the fee.
The scope, the address, and what the property’s permit history looks like.
We establish whether the work genuinely sits on the Town’s short exempt list, or only looks as though it might.
Because nothing ages out here, we look for open or missing permits before adding a new application to the property.
Done early, since the Town accepts no paper applications.
Prepared as one coordinated electronic submission.
Filed through the portal, with all status, documentation, scheduling and payment handled there.
Issued and posted on site before any work begins — both halves of the Town’s rule.
Sequenced to the inspections listed on the permit, in the order they must be passed.
Required on every permit, and planned for rather than chased.
Certification and the documents handed over in a form you can produce again when the property is sold — which in this Town matters more than most.
Technical brief
What the Town publishes, and what it says exactly
Ten references, each read off the Town’s own Building Permits page on 2026-08-16.
Before any work begins, and the penalty
"Permits must be obtained and posted on-site before any work begins. Starting construction without the required permit will result in a penalty of four (4) times the standard permit fee."
No statute of limitations
"Please be advised that there is no statute of limitations for unpermitted work. If unpermitted work is discovered at any time, the appropriate permits and inspections will still be required to bring the work into compliance."
Electronic only
"The Town uses an electronic permitting portal and does not accept paper permit applications. The portal allow applicants to complete the entire permitting process remotely—without the need to visit Town Hall in person. All communications regarding permit status, required documentation, inspection scheduling, and payments is handled through the electronic permitting portal."
Legacy permits stay on the old route
"Contractors and Owner/Builders with open permits submitted prior to the Town’s use of the electronic permitting portal must continue using the Town’s former permitting process until those permits have been fully closed out, including passing all required inspections. These users will not have access to the new portal for those specific permits."
What does not need a permit
"Please note that cosmetic improvements such as painting, carpeting, and tile installation do not require a permit."
What does
A permit must be obtained "whether it involves new construction, additions, remodeling, or repairs. This includes projects such as the installation of sheds, fences, shutters, driveways, bulkheads, docks, windows, doors, and screen enclosures. Permits are also required for plumbing, air-conditioning, electrical, and roofing work, as well as repairs to these systems."
The Town asks to be asked
"To avoid delays or violations, always contact the Building Department to confirm whether a permit is needed before beginning any work."
Inspections, in order
"The required inspections are listed on the permit and must be passed in sequence before proceeding to the next phase of construction. If an inspector identifies issues with materials or workmanship, the deficiencies must be corrected before work can continue." A final inspection is required for all permits.
Owner/Builder, with a hard limit
An Owner/Builder signs an Owner/Builder Affidavit Statement, and "all Electrical, Plumbing, and Mechanical work must be performed by licensed contractors."
The land files, by appointment
Land files containing building permit information for each property are available for public review at Town Hall during regular business hours, and "Appointments must be scheduled at least 24 business hours in advance." On a property with an uncertain history, that file is the place to start.
Disclaimer. Nothing on this sheet is a determination about a specific property. The Building Official decides what a scope requires.
Assembly
Two paths, and one of them costs four times as much.
An indicative diagram of the Town’s published rules, not a determination. The Building Official decides what a scope requires.
Key
- 01
- Scope tested against the exempt list
- 02
- Portal registration
- 03
- Application and documents submitted electronically
- 04
- Permit issued and posted on site
- 05
- Work begins — not before
- 06
- Inspections passed in sequence
- 07
- Final inspection on every permit
Four, not two
The multiple matters. A doubled fee is an irritation; four times the fee on a sizeable job is a genuine sum, and it is charged for starting rather than for anything about the work itself.
Nothing ages out
No statute of limitations means an unpermitted addition from a previous decade is still an open item. It surfaces at survey, at sale, or at the next permit application on the property.
Posted, not just obtained
The Town requires the permit to be posted on site before any work begins. Having it issued and left in an inbox is not the same thing.
The exempt list is short and literal
Painting, carpeting, tile installation. A job that also moves a fitting or alters a substrate is not on that list.
Legacy permits do not migrate
Open permits from before the portal continue on the former process until fully closed out, and those users have no portal access for them. On a property with old open permits, that is two processes running at once.
The sequence is the programme
Inspections are listed on the permit and must be passed in sequence before the next phase proceeds. Trades cannot be resequenced for convenience.
Why the sequence exists
Inspections are passed in sequence because each phase covers the one before it. South Florida projects by Elbaz Construction; neither property is in Lake Clarke Shores.
Performance and quality
How we work
Eight commitments, each one a direct consequence of something this Town publishes.
- The permit is posted before day one
- Both halves of the Town’s rule — obtained AND posted on site — before any work begins.
- We check the property’s history first
- With no statute of limitations, an old problem is a current one, and a new application is a common way for it to surface.
- We read the exempt list literally
- Painting, carpeting and tile installation. We do not stretch it, because the Town has priced that at four times the fee.
- We ask the Town when it is close
- The Town explicitly asks to be contacted before work begins where there is any doubt. That call is free and the alternative is not.
- We sequence to the permit, not to convenience
- Inspections are listed on the permit and passed in order. Trades are programmed around that rather than the other way round.
- Licensed trades on owner-builder jobs
- Even where the owner holds the permit, electrical, plumbing and mechanical work goes to licensed contractors, as the Town requires.
- We handle the legacy split
- Where old permits are still open on the former process, we run both routes properly rather than assuming the portal covers everything.
- One licensed contract
- Design coordination, Town submittals, permitting and construction under CBC1265280, so no approval falls between two parties.
Cost and timeline
What moves the number
We publish no fee figures for this Town. Figures circulate in search results that we could not verify on the Town’s own pages, and the Town’s fee page was not opened — so the only multiple quoted here is the one the Town publishes itself. These are the variables that move a price.
| # | Variable | Why it moves the number |
|---|---|---|
| 01 | Whether a permit was obtained before starting | Four times the standard fee is the single largest avoidable number on this page, and it is entirely within your control. |
| 02 | What the property’s history contains | Unpermitted work never expires here, so an inherited problem becomes part of your project the moment it is found. |
| 03 | Which list the work sits on | Painting, carpet and tile against everything else. The line is narrow and the Town draws it. |
| 04 | How many systems are involved | Plumbing, air-conditioning, electrical and roofing are each named, and repairs to them count too. |
| 05 | Whether the work reaches the water | Docks and bulkheads are permitted construction, and waterfront work often brings other agencies with it. |
| 06 | Whether old permits are still open | Legacy permits run on the former process until closed out, which is a second administrative track alongside the new one. |
| 07 | The inspection sequence | Work that must be inspected before it is covered sets the order of trades, and therefore the programme. |
| 08 | Structural intervention | Removing or altering structure brings engineering, and engineering brings its own review and inspection sequence. |
| 09 | Existing conditions | What is behind the finishes on an older building is the largest genuine unknown on most renovation projects anywhere. |
| 10 | Specification level | Finishes, joinery and fittings move a renovation budget more than square footage does, once the shell is settled. |
Question index
Questions we are asked here
Answered from the Town’s own published material.
What happens if work starts before the permit is issued?
The Town states it directly: "Permits must be obtained and posted on-site before any work begins. Starting construction without the required permit will result in a penalty of four (4) times the standard permit fee." Note the multiple — four, where most municipalities charge double — and note that it is triggered by starting, not by anything about the quality of the work.
The work was done years ago by a previous owner. Is it too late to matter?
No, and the Town is explicit about it: "there is no statute of limitations for unpermitted work. If unpermitted work is discovered at any time, the appropriate permits and inspections will still be required to bring the work into compliance." Nothing ages out. It typically surfaces at a survey, at a sale, or when the next permit application is made on the property.
What genuinely does not need a permit?
A short and refreshingly explicit list: "cosmetic improvements such as painting, carpeting, and tile installation do not require a permit." That is more than many municipalities will put in writing. Read it literally though — tiling a floor is on the list; moving a drain underneath it is not.
What needs one?
The Town’s list is long and specific: new construction, additions, remodeling or repairs, including sheds, fences, shutters, driveways, bulkheads, docks, windows, doors and screen enclosures — plus plumbing, air-conditioning, electrical and roofing work, and repairs to those systems. It also asks you to "always contact the Building Department to confirm whether a permit is needed before beginning any work."
Can I file on paper?
No. The Town uses an electronic permitting portal and does not accept paper permit applications, and states that the whole process can be completed remotely without visiting Town Hall — status, documentation, inspection scheduling and payments all go through the portal. Contractors and owner/builders register on it before applying.
I have an old permit still open. Does it move to the portal?
No. The Town states that open permits submitted before it adopted the portal "must continue using the Town’s former permitting process until those permits have been fully closed out, including passing all required inspections," and that those users will not have portal access for them. On a property with old open permits you are effectively running two processes at once, and closing the old one out properly is worth doing.
Can inspections be taken out of order to keep trades moving?
No. "The required inspections are listed on the permit and must be passed in sequence before proceeding to the next phase of construction." Where an inspector identifies issues with materials or workmanship, those must be corrected before work continues, and a final inspection is required on every permit. The sequence is the programme.
Can I hold the permit myself?
Yes, with a signed Owner/Builder Affidavit Statement — and with a limit the Town states plainly: "all Electrical, Plumbing, and Mechanical work must be performed by licensed contractors." Holding the permit does not let you take on those trades.
How do I find out what was permitted on my property?
The Town keeps land files containing building permit information for each property, available for public review at Town Hall during regular business hours. Appointments must be scheduled at least 24 business hours in advance. On a recent purchase, that file is the cheapest due diligence available.
Have you built in Lake Clarke Shores?
The photographs on this page are South Florida projects by Elbaz Construction and none of them is claimed as a Lake Clarke Shores property — we label our work honestly rather than implying a local address. What we bring is a licensed general contractor working across Miami-Dade, Broward and Palm Beach, who reads a town’s published requirements before designing to them.
What to establish first
Four questions worth answering before a drawing is commissioned. All four are answered by the Town, not by a contractor.
Observations
- 01
- What the land file says about your property
With no statute of limitations, anything missing from it is a live item. Appointments need at least 24 business hours’ notice. - 02
- Whether the work is genuinely on the exempt list
Painting, carpeting and tile installation only — and the Town asks to be contacted where there is doubt. - 03
- Whether any permit is still open on the old process
Legacy permits do not migrate to the portal and must be closed out where they are. - 04
- What the inspection sequence will be
It is listed on the permit and it sets the order of every trade on the job.
Credentials and delivery
Why Elbaz Construction
Six things that are verifiable rather than asserted.
Licensed general contractor
CBC1265280 — certified building contractor, bonded and insured. Verifiable in the Florida DBPR licence register.
The permit is posted before we start
It is the Town’s rule and it is the difference between a standard fee and four times one.
We check the history before adding to it
Because nothing expires here, and a new application is how old problems surface.
We read the Town’s own material
Every regulatory statement on this page was taken from the Town’s own Building Permits page and is attributed to it.
We say what we do not know
No fee figures appear on this page. Numbers circulate in search results that we could not verify on the Town’s own pages, so we left them out rather than repeat them.
Honest photography
Every image here is a real Elbaz Construction project in South Florida, captioned for what it actually shows. None is claimed as a Lake Clarke Shores property.
Google reviews
In their words, unedited.
Reproduced verbatim from the connected Google Business Profile, including original spelling. No review schema is emitted from this page.
★★★★★
“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 · Google review
★★★★★
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.
Lee Morali
★★★★★
We hired them to renovate our investment property and they provided exceptional quality service for an affordable price!
Shir Partush
★★★★★
From start to end- personal kind treatment, always respectful. Value for money 10/10.
roni yonani
★★★★★
Amazing job Did a total renovation of my house with them
Elie Elancry
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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.
Knowledge library
Related reading.
Related services
Where to go next, depending on which part of the project you are trying to pin down.
- Palm Beach County
- HOA & Historic District Approval
- Zoning & Variance Assistance
- Architectural Design Services
- Construction Documents & Drawings
- Residential Permit Expediting
- Permit Plan Review & Corrections
- Custom Home Construction
- Second-Storey Additions
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- Impact Window Installation
- Landscape & Hardscape Design
- Pergola Installation
- Exterior Painting & Stucco Repair
- Glen Ridge
- Lake Worth Beach
- Palm Springs
- Greenacres
Start here
Start a Lake Clarke Shores project
Tell us the scope and the address. We will establish whether it sits on the Town’s exempt list, what the land file says about the property, and what the inspection sequence will be before anyone lifts a tool.
What happens next
- 01
- We call or email within one business day, Sunday to Friday.
- 02
- A compliance check: whether the work is on the Town’s exempt list, what the land file shows, and whether any legacy permit is still open.
- 03
- A site visit, then a written scope and a proposal against it — with the review path stated in it, not assumed.
- Useful to have
- Any previous Town permits for the property, the land file if you have already requested it, and a clear description of what is being changed.
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.
Permit it first.
It never gets cheaper.
Design coordination, Town submittals, permitting and construction under one licensed general contractor — in the Town of Lake Clarke Shores and across Miami-Dade, Broward and Palm Beach counties.
