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Licensed general contracting and remodeling across Miramar - and a straight answer on the question the City has been asked most since July: whether your job still needs a permit. Usually, it does.
Miami-Dade · Broward & Palm Beach Counties
ScrollMiramar · Broward County
Miramar publishes a state-mandated permit exemption for small work on single-family homes, and publishes the list of work it does not reach immediately underneath. Reading only the first of those is how projects here start on the wrong footing.
The headline first, because it is genuinely the law. The City states that it is required by state law to exempt owners of single-family dwellings and their contractors from the requirement to obtain a building permit for work valued at less than $7,500.
Then the list. A permit is still required, in the City's own words regardless of cost, for electrical work, plumbing work, mechanical work and gas work - and for structural work, which Miramar defines broadly enough to name railings, guards, pool barriers and fences, windows and doors, siding and soffits, roofing and elevated decks as items with structural requirements. It is required as well for any work performed on a property located partially or entirely within a flood hazard area.
Put the two together and very little of what people mean by remodeling is left. A kitchen moves plumbing and electrical and usually gas or mechanical as well. A bathroom moves plumbing and electrical. New windows are structural here by the City's own definition. And the decision is not the contractor's to make: the exemption has to be requested in writing, with a copy of the written contract or other documentation demonstrating the nature and value of the work, and the City reviews it.
What a Miramar address changes
It is not automatic and it is not the contractor's call. Miramar requires a written request through its Citizen Self Service Portal or in person, with a copy of the written contract or other documentation demonstrating the nature and value of the work. The City decides whether the work qualifies.
The City names railings, guards, pool barriers and fences, windows and doors, siding and soffits, roofing and elevated decks as items with structural requirements. Each one needs a permit regardless of what it costs.
Any work on a property located partially or entirely within a flood hazard area still needs a permit, at any value. The City points to its own lookup at miramarfl.withforerunner.com. Whether a particular address falls inside one is for that record to answer, not for an estimate.
Stated plainly by the City: a construction project may not be divided into multiple smaller projects for the purpose of staying under the $7,500 threshold to qualify for the exemption. Phasing a job to qualify is expressly not allowed.
Miramar states that it has no legal duty to the owner, contractor, or their successors or assigns for any work performed under this exemption. No permit means no inspection, and no inspection means nothing in the file when the house is sold.
Glazing, doors, roofing and shutters need product approval accepted for high-velocity hurricane zone use - which is also why the City counts windows and doors as structural work in the first place.
One kitchen · 01
A pot filler over the range. It is a gas or water line either way, which is the whole point of this page.
What the photographs show
The kitchen above is a full remodel - a professional range under a stainless extractor, a pot filler on the range wall, stacked wall ovens, an undermount sink in a run of veined quartzite, and lighting through the whole plan. Gas or induction, it moves mechanical, electrical and plumbing services, and generally all three at once.
The bathroom is the same argument in a smaller room. A relocated valve set, a linear drain that needs its fall built into the screed, a grab rail fixed to something structural, a backlit mirror cabinet on its own circuit. Plumbing and electrical, both named on the City's list.
An exemption that excludes electrical, plumbing, mechanical, gas and structural work is not really a remodeling exemption.
So neither room would be exempt in Miramar at any value, and that is not a criticism of the exemption - it is precisely why the City published the exceptions in the same breath as the rule. Work of this kind is inspected work, and the inspection record is the part that outlives the tiling.
A word on the photographs, since this page is about evidence. They are our own projects, and as a record they are deliberately thin: no address, no client, no contract value, no dates. We do not claim either project is in Miramar. Hold anyone who tells you your job is exempt to a higher standard than that - ask them which line of the City's exception list they checked it against.
| Kitchen | White handleless run with black fluted tall units and brushed-brass hardware |
|---|---|
| Worktops | Blue-grey veined quartzite, island and splashback in the same stone |
| Services | Professional range and stainless extractor, pot filler, stacked wall ovens, undermount and apron-front sinks |
| Bathroom | Marble-look large-format porcelain, fish-scale mosaic shower floor, linear drain, lit niche |
| Brassware | Brushed brass in the kitchen; matte black valve set, rail and hand shower in the bathroom |
| Not documented | Municipality, address, client, contract value, dates and area |
Described only from what is visible in these photographs, together with the general requirements that govern work of this kind in Broward County. Both projects are ours; neither is presented as a Miramar address, and nothing here should be read as a statement about the properties beyond what the frames show.
Detail
Mechanical and gas
Extraction, a gas line, an appliance run. The City names mechanical and gas work as requiring a permit regardless of cost, which is most of a serious kitchen before the cabinetry is even chosen.
Plumbing
A relocated valve set or a new drain line is plumbing work, and plumbing work is on the list too. Like for like in the same position is a different conversation - and still one to have with the City.
Electrical
Ovens, induction, a backlit cabinet, lighting through an opened plan. Each is a circuit, and electrical work needs a permit whatever the job is worth.
Structural
Windows and doors, roofing, siding and soffits, railings, guards, pool barriers and elevated decks. Miramar lists them all as structural.
Flood hazard area
Any work on a property partly or wholly inside one needs a permit at any value. The City publishes a lookup so the answer comes from the record.
The written request
The contract or documentation of the value of the work goes in, and the City decides. Nothing about the exemption is automatic.
The exemption, in practice
Since July the most common question here has one answer in a headline and a different answer on a real project. Every answer below is what the City itself publishes, with anything that depends on your address left where it belongs - with the City.
Probably not, if it is a real remodel. The City is required by state law to exempt work valued at less than $7,500 on single-family dwellings, but it publishes a list of work that still needs a permit regardless of cost: electrical, plumbing, mechanical, gas and structural work, plus any work on a property located partially or entirely within a flood hazard area. Most kitchens and bathrooms touch several of those at once.
More than most people expect. Miramar names railings, guards, pool barriers and fences, windows and doors, siding and soffits, roofing and elevated decks as items with structural requirements. Every one of them needs a permit whatever it costs, so a window swap is not a finishes job in this City.
No, and the City addresses it directly: a construction project may not be divided into multiple smaller projects for the purpose of staying under the $7,500 threshold to qualify for this exemption.
In writing. The request goes through the City's Citizen Self Service Portal or in person, with a copy of the written contract or other documentation demonstrating the nature and value of the work. The City reviews it and decides. Until it does, the work is not exempt.
No, and it says so plainly: the City states it has no legal duty to the owner, contractor, or their successors or assigns for any work performed under this exemption. No permit means no inspection and no record, which is worth weighing against the paperwork it saves.
For permitting purposes, yes - the City lists work on a property located partially or entirely within a flood hazard area as requiring a permit regardless of cost. Miramar points to its own flood lookup for the answer on a specific property, and we do not guess at it.
The City publishes the clock rather than the day. Inspections scheduled before 3 p.m. are conducted the next business day; all scheduled inspections are printed after 3:00 p.m., and anything requested after that is conducted on the second business day. Requests made on the website on a Friday or at the weekend will not be honoured for the Monday, and daily inspection times are updated at 8:00 a.m.
There are two windows. Between 7:30 and 8:00 a.m. on the morning of a scheduled inspection you can get a window of time for when the inspector will arrive, and there is a second window between 4:30 and 5:30 p.m. Inspections are requested online or by phone on 954-602-3200, and the Building Department is at 2200 Civic Center Place.
Broward sits inside the High-Velocity Hurricane Zone, so glazing, doors and shutters need product approval accepted for HVHZ use. In Miramar they are also on the structural list, so they need a permit regardless of what they cost.
Yes. Permitting, structure, envelope and finishes sit under one licence, and working out which of the City's rules a scope actually meets 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 will do is tell you honestly which side of the City's exception list your scope falls on, which is usually the real question underneath.
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.
One bathroom · 02
The order of work
Permit history, what was approved and what was closed out, and where the property sits on the City's flood lookup. All three exist before we do.
The house as it stands, including every opening, because inside the HVHZ the specification depends on them.
Which trades the work touches, and whether anything on it is structural as Miramar defines that. This is where the exemption question gets an honest answer, at the beginning.
Structural, plumbing, electrical and mechanical resolved against each other on paper rather than on site.
The permit package - or, where the work genuinely qualifies, the written exemption request with the contract and documentation of the value of the work.
Submitted to the Building Department at 2200 Civic Center Place, and tracked from there.
Comments closed out and the package resubmitted, with the disciplines kept in step with each other.
Demolition, then drainage, supply, power and any structural work, inspected as the code requires.
HVHZ-approved glazing and doors, then joinery, stone and porcelain, brassware and lighting.
Booked against the City's 3 p.m. clock, with the 7:30 a.m. window used to place them in the day. Then close-out, and the records handed over.
Which approvals a project needs depends on the property and the scope of work. We confirm the City's current requirements for your address before filing, and we do not publish fees or review durations.
Before you assume it is exempt
Electrical, plumbing, mechanical, gas. If any one of them moves, a permit is required regardless of what the job is worth. Most kitchens touch three.
Windows and doors, roofing, siding and soffits, railings and guards, pool barriers and fences, elevated decks. The City names all of them, so the definition is not a matter of opinion.
Work on a property partially or entirely within a flood hazard area needs a permit whatever it costs. The City publishes a lookup for exactly this, and the answer belongs to that record.
Dividing a project to stay under $7,500 is expressly not permitted. If the real scope is one project, it gets filed as one project.
In writing, with the contract or other documentation of the nature and value of the work, through the portal or in person. Until the City answers, the job is not exempt - it is unpermitted.
Earlier work that was never permitted or never closed out is its own scope. Age does not make it exempt, and it surfaces at the worst possible moment otherwise.
Which of these apply is set by the property and the scope of work. We confirm the City's current requirements for the specific address before filing. We do not publish fees or review durations, and we will not tell you a scope is exempt: Miramar requires that request in writing and decides it itself.
Budget
Electrical, plumbing, mechanical, gas. Each is a permit line, an inspection and a coordination problem, and the count drives more of the figure than the finish schedule ever does.
Opening a compartmented plan, or anything else on the City's structural list. It sets the drawing, the review and the whole sequence of the job.
Where the property sits changes what has to be permitted and how the work is detailed. It is a matter of record and it is established first.
HVHZ-approved glazing and doors, plus the making-good that a non-standard opening always needs.
Earlier work that was never permitted or never closed out gets resolved as its own scope, on its own timetable.
Real, but the most controllable line in the budget and the last one that should be used to rescue a number.
These weights describe what tends to move a number on work of this kind in Miramar, in the order it tends to move it. The exemption is not among them, because on a kitchen or a bathroom it does not reach the work at all. What does move the figure is how many trades the scope touches, and what the flood position and the permit record turn out to say. None of these is a fee, a percentage or an estimate.
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Keep reading
Wind & envelope
Why Broward treats windows, doors and roofing the way it does, and what product approval has to be in the submission before any of it is ordered.
Kitchens
What a kitchen actually moves - extraction, gas, waste, supply and circuits - which is the same list Miramar publishes as requiring a permit regardless of cost.
Cost guide
General cost context, with no city-specific figures in it. The line it cannot carry is what unpermitted work costs to unwind at the point of sale.
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
One conversation settles whether the work is genuinely exempt, what the City will want in writing if it is, and what the package needs if it is not - which, on most kitchens and bathrooms here, it is not.
