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Licensed general contracting and remodeling across Miami Shores - Village permits assembled as one complete package, because that is how the Building Department asks to receive them.
Miami-Dade · Broward & Palm Beach Counties
ScrollMiami Shores · Miami-Dade County
Miami Shores publishes two rules about how it handles submissions that between them decide how long a straightforward job takes here. Neither is about design. Both are about completeness.
The first is at the front end: the Village states that all permit applications must include two copies of submittal documents, and that the permit fee is paid at submittal. A package that arrives short of either does not start moving.
The second is at the correction stage, and it is the one that catches people. The Village states that corrections will not be accepted if there are any disciplines pending review, and that partial corrections will not be accepted. So a set of comments has to be answered in full, and only once every discipline has reported. Sending back the structural fix while the plumbing reviewer is still working does not advance the file.
None of that is onerous, but it rewards a contractor who assembles the submission as one document rather than as a series of emails. The Village runs a Citizen Self-Service portal for submission, plan-review status by application number and inspection scheduling, and its counter is at 10050 NE 2nd Avenue.
What a Miami Shores address changes
The Village states that partial corrections will not be accepted. Every comment in a cycle is closed out together, which means the response is assembled as one document rather than sent piecemeal as each consultant finishes.
Corrections will not be accepted if there are any disciplines pending review. Waiting for the last reviewer before responding is not a delay - it is the process, and working against it simply loses a cycle.
The Village states that all permit applications must include two copies of submittal documents and that the permit fee is paid at submittal. A package that arrives incomplete has not really arrived.
Plan-review status is available through the Village's Citizen Self-Service portal against the application number, so where a file actually sits is a matter of record rather than a phone call.
Glazing, doors, roofing and shutters need product approval accepted for high-velocity hurricane zone use. On the Village's older houses the openings are rarely a standard size, so survey precedes specification.
Generous setbacks and mature planting are the Village's character. What a room looks out onto is usually the strongest argument for where to open the plan up, and it costs nothing to design around.
One open plan · 01
The garden side. In a Village of mature planting and generous setbacks, what the room looks out at is most of the reason to open it up.
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 garden side, because in a house with this kind of outlook the view is the reason the plan gets opened at all.
Work like this touches several disciplines at once - structural, plumbing, electrical, sometimes mechanical - and in a jurisdiction that will not take a partial correction, that is precisely the case for drawing it fully before filing it. The coordination happens on paper or it happens in review cycles.
Where partial corrections are not accepted, coordination stops being a virtue and becomes the schedule.
A word on the photographs, since this page is about complete submissions. They are our own projects and the set is deliberately incomplete as a record: no address, no client, no value, no dates. We do not claim any of them is in Miami Shores, and we would not ask you to accept an evidence package this thin either.
| 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 package
Two copies of submittal documents and the fee at submittal. The Village is explicit about it, and completeness is the one part of the timetable an owner genuinely controls.
The correction cycle
No partial corrections, and none at all while a discipline is still pending. One consolidated response closes a cycle.
The envelope
HVHZ product approval narrows the choice; the opening decides what will actually fit. Surveying first avoids a permitted product that does not.
The structure
What is load-bearing is established before filing, because a structural change found later restarts more than the structural drawing.
Waterproofing
Behind a niche, under a tray, up a wall - the part that decides whether the room is still sound in fifteen years.
The outlook
Mature planting and generous setbacks are the Village's character. Where the plan opens should follow it.
Assembling the package
Most of what owners ask here turns out to be a question about the submittal rather than about the building work. Each answer below is what the Village itself publishes, with the parts that depend on your address left open.
With the Miami Shores Village Building Department, at 10050 NE 2nd Avenue. The Village states that all permit applications must include two copies of submittal documents and that the permit fee is paid at submittal. Submission, plan-review status by application number and inspection scheduling run through the Village's Citizen Self-Service portal.
Usually one of two published rules. The Village states that corrections will not be accepted if there are any disciplines pending review, and that partial corrections will not be accepted. So a response has to wait until every reviewer has reported, and then answer every comment together.
Not inherently - it makes an incomplete submission slower. A package assembled in full, and a correction answered in full, moves through the same number of cycles as anywhere else. Most of the lost time we see elsewhere comes from responding piecemeal, which simply does not work here.
Miami-Dade is inside the High-Velocity Hurricane Zone, so glazing, doors and shutters need product approval accepted for HVHZ use. On the Village's older houses the practical constraint is usually the opening size, so we survey before anything is specified.
Often, but it is a structural question first, and in a jurisdiction that reviews the whole package it is one to settle before filing rather than during review.
Yes. Permitting, structure, envelope and finishes sit under one licence, and assembling a complete package is part of the job rather than something you are sent away to arrange.
We do not publish review durations or fee figures, because both are set by the authority and change. What we can do is make sure the submission is complete, which is the part that actually moves the date here.
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, what was approved and what was closed out. All of it exists before we do.
The house as it stands, including the openings, because the specification depends on them.
What you want, tested against the structure, the setbacks and the flood position.
Structural, plumbing, electrical and mechanical resolved against each other before anything is filed - which is what a package review rewards.
Two copies of submittal documents, the fee at submittal, and nothing left to follow on later.
Submitted through the Village's Citizen Self-Service portal, with status followed against the application number.
Once every discipline has reported, all comments are closed out together.
Demolition, then drainage, power and structural work, inspected as the code requires.
HVHZ-approved glazing and doors, then joinery, stone and porcelain, brassware and lighting.
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 and the scope. We confirm the Village's current submission requirements for your address before filing. We do not publish review durations or fees.
Before you submit
Two copies of submittal documents, and the fee, at submittal. Completeness is the single biggest lever you have over the calendar here, and it is entirely within your control.
Corrections are not accepted while any discipline is still pending. Check the status against the application number before assembling a response.
Partial corrections are not accepted. One consolidated response, covering all disciplines, closes a cycle; a partial one does not open the next.
Earlier additions, enclosures and conversions carry whatever was approved at the time. Establish that before design, not during demolition.
HVHZ product approval narrows the choice, and an older opening rarely matches a standard unit. Measure before specifying.
Opening a compartmented plan is a structural question. The answer sets the layout and it belongs at the start of the drawing, not the end.
Which of these apply, and what each requires, is set by the property and the scope of work. We confirm the Village's current submission requirements for the specific address before filing, and we do not publish review durations or fees.
Budget
Opening a compartmented plan means establishing and replacing what is holding the house up. It is the item that most changes a number on this stock.
Area, number of wet rooms and how many services move. Complexity costs more per square foot than area does.
A package review rewards drawings that are complete. That work is real, it is front-loaded, and it is cheaper than losing review cycles.
HVHZ-approved glazing and doors, plus the making-good that non-standard openings always need.
Earlier work that was never permitted or never closed out is resolved as its own scope.
Real, but the most controllable line in the budget and the last one that should be used to fix a number.
These weights describe what tends to move a number here, in the order they tend to move it. Where the Village will not take a partial correction, the cost of getting the package wrong is a whole review cycle rather than a line item, which is why completeness sits so high. Nothing here is a fee, a percentage or a quotation.
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Keep reading
Wind & envelope
Which parts of an envelope submission are the product approvals, and why they are the documents a package is most often returned for.
Cost guide
General cost context. The line it does not carry is the one a returned submission adds, which is why we spend so long on the package.
Drawings
What a complete submission actually contains, and why it is drawn before it is filed.
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 tell you what the Village needs in the package, coordinate the disciplines before anything is filed, and answer corrections in one response - which is what actually keeps a Miami Shores file moving.
