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Oakland Park publishes
how long review takes —
and what it costs to hurry.
Licensed general contracting, construction and remodeling in the City of Oakland Park — where the plan review cycle is published in business days, expediting costs exactly twice the dry run fee per trade, and unpermitted work costs double and may have to come out.
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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
The work that fills a review cycle.
Kitchens, bathrooms and flooring built by Elbaz Construction across South Florida — the categories most Oakland Park permits cover. None of the properties shown is in Oakland Park. Select any frame to open it full size.
The city, defined
Three numbers, published in advance.
Ask most building departments how long a review will take and you will get a range and a caveat. Oakland Park publishes a table. A small permit — the City’s own examples are a fence, a roof, a driveway — runs a standard plan review cycle of ten business days, or five if it is expedited. A large one, meaning new construction and substantial improvements, runs fifteen to twenty, or eight to twelve expedited depending on project size. The City adds that these times may vary based on work load, which is honest rather than evasive.
The second number is what expediting costs, and it is equally plain: twice the corresponding dry run fee per trade, based on the estimated job value. The City even works the example — a six thousand dollar job is charged one hundred and thirty-two dollars per trade. Additional plan reviews bring additional fees. You can therefore do something unusual in this business, which is calculate whether buying a week is worth it before you commit.
The third number is the one for not asking. Work performed without a permit is subject to double permit fee and, in the City’s own words, may have to be partially or completely demolished. Read alongside a published review cycle, that is a pointed argument: the City has already told you how long the legitimate route takes, so there is not much left to say for the other one.
We work across Miami-Dade, Broward and Palm Beach, so programming a job to a published review cycle is a normal part of the work rather than a novelty.
What is included
- Small permit, standard
- 10 business days
- Small permit, expedited
- 5 business days
- Large permit, standard
- 15 to 20 business days
- Large permit, expedited
- 8 to 12, by project size
- Expedited fee
- Two times the dry run fee, per trade
- Unpermitted work
- Double fee, and possible demolition
Scope index
What we build here
Grouped by how the City’s own published material treats each category, including its list of work that always needs a permit. Which cycle a project falls into is the City’s determination — this is the structure, not a determination.
Kitchen renovation
A kitchen normally brings electrical, plumbing and mechanical work with it. Where the work is a straightforward refit it sits in the City’s small category; where it moves structure or changes the footprint it is a substantial improvement and the longer cycle applies.
Bathroom renovation
The City names a tub or shower pan change-out among the projects that always require a building permit regardless of any maintenance exception. On most bathrooms that alone settles the question.
Water heater replacement
Named explicitly by the City. It is also the example the City gives of the kind of emergency where an exception to starting first may be allowed with the Chief Inspector’s approval — up to the first required inspection.
Air conditioning change-out
Named explicitly, alongside heat pump and heater recovery change-outs.
Electrical service work
An electrical service change-out or repair is on the City’s list of work that always needs a permit, whatever its value.
Fire damage repair
The City lists all repairs due to a fire among the projects that always require a building permit. There is no maintenance exception available for that work.
Fences, driveways and roofs
These are the three examples the City gives for its small plan review cycle — ten business days standard, five expedited. They are also the projects owners most often assume are exempt.
Flooring replacement
Substrate and threshold work is building work. Where it is part of a wider renovation it travels inside the same submission rather than separately.
Additions and structural work
New construction and substantial improvements run the fifteen to twenty business day standard cycle, or eight to twelve expedited depending on project size.
Whole-home renovation
The expedite fee is charged per trade, so on a multi-trade job the decision to expedite is a calculation rather than a reflex — and it is one you can actually do here, because the City publishes both the times and the multiplier.
Everyday permitted work, finished
Nine frames, separate South Florida projects
Kitchens, bathrooms and floors are the work most Oakland Park permits are for, and the work where the small-cycle and large-cycle distinction is usually decided by whether a wall moves.
These nine frames are separate South Florida projects by Elbaz Construction, not one project and not an Oakland Park property. Select any frame to open it full size.
Specification
What the City tells you before you file
Read from the City’s Building & Permitting FAQs and Permit Access pages on 2026-08-16. The City states its review times may vary based on work load.
- Standard review, small work
- Ten business days. The City’s examples of small are a fence, a roof and a driveway.
- Expedited review, small work
- Five business days, at twice the dry run fee per trade.
- Standard review, large work
- Fifteen to twenty business days, for new construction and substantial improvements.
- Expedited review, large work
- Eight to twelve business days, depending on project size.
- What expediting costs
- Two times the corresponding dry run fee per trade, based on the estimated job value. The City’s worked example is a $6,000 job charged $132.00 per trade. Additional plan reviews bring additional fees.
- What unpermitted work costs
- Double permit fee, and the City states the work may have to be partially or completely demolished.
- The inspection cut-off
- Inspections requested online must be entered into the portal by 3 p.m. of the business day before the requested date.
- Two permit systems
- Permits entered before 1 November 2019 and permits entered after it are searched through different routes. Knowing which side of that date your property’s history falls on saves a wasted search.
Design and material language
The decisions that change the cycle
Five choices that move a project between the City’s two published review cycles, or change what the submission costs.
Whether structure moves
Small cycle or large
Measured against the City’s published cycles A refit inside existing walls and a substantial improvement are different categories with different published cycles — ten business days against fifteen to twenty.
Other options. Decide early whether a wall is really coming out. It is the choice most likely to move the project between cycles.
How many trades are involved
The expedite multiplier
Measured against the City’s published cycles Expedited review is charged at twice the dry run fee per trade, so the cost of buying time scales with the number of disciplines.
Other options. Count the trades before deciding to expedite. On a single-trade job it is cheap; on a whole-home refit it is a real figure.
How complete the first submission is
Additional reviews, additional fees
Measured against the City’s published cycles The City states plainly that additional plan reviews will result in additional fees.
Other options. A complete first submission usually beats an expedite, and it certainly beats both.
Whether the work is on the always-permitted list
No exception available
Measured against the City’s published cycles Water heaters, A/C and heat pump change-outs, tub and shower pans, electrical service work and all fire repairs always require a permit.
Other options. Do not scope these as maintenance. The City has already answered that question.
Specification and value
The fee base
Measured against the City’s published cycles The expedite fee is based on the estimated job value, so specification level feeds the fee as well as the budget.
Other options. Settle the specification before estimating the value you file, and keep the estimate honest — it is the base the City calculates from.
On what is shown. Nothing here is a determination. The City decides whether a project is small or large, what its fees are and whether an exception applies, and it states that its published times may vary based on work load.
Process
How we run a project here
Eleven steps, built around a published cycle: the aim is one complete submission that clears review the first time.
The scope, the address, and whether the property has permit history before or after 1 November 2019.
We establish with the City whether the work is small or large, because that sets the published cycle.
Costed per trade against the days saved, so the choice is made on numbers rather than instinct.
Drawn as one coordinated set, aimed at clearing review without a second cycle.
Electrical, mechanical and plumbing scoped together, since the fee and the inspections both work per trade.
Filed complete, because additional reviews carry additional fees.
Tracked against the City’s published cycle, with the understanding that times may vary with work load.
Issued, and the programme rebuilt around the real dates rather than the assumed ones.
Requested through the portal before 3 p.m. of the business day before, every time.
Sequenced so each trade is genuinely ready for its inspection.
Final inspections, certification, and the documents handed over in a form you can produce again when the property is sold.
Technical brief
What the City publishes, and what it says exactly
Ten references, each read off an official City source on 2026-08-16. Where the City publishes two different answers, both are here.
The published plan review cycle
Standard review of small work — the City’s examples are a fence, a roof, a driveway — is 10 business days. Expedited small work is 5. Standard review of large work, meaning new construction and substantial improvements, is 15 to 20 business days. Expedited large work is 8 to 12, "depending on project size". The City adds: "These times may vary based on work load."
What expedited service costs
"Expedited service is available. the fees charged are two times (2x) the corresponding dry run fee per trade based on the estimated job value of the project. Example: $6,000 job will be charged $132.00 per trade. Additional plan reviews will result in additional fees."
What no permit costs
"Work that is performed without a permit is subject to double permit fee and may have to be partially or completely demolished."
The $1,500 maintenance exception
"General maintenance or repair work which does not change the occupancy, and the value of which does not exceed $1,500.00 in labor and materials, may qualify as an exception to the requirement of obtaining a building permit."
And the answer that sits beside it
Asked "Is there a maximum dollar value up to which a resident can do work inside their home without a Building Permit?", the City answers: "No. All new work requires a Building Permit." Both statements are the City’s own, on the same page. We do not reconcile them — ask a Chief Inspector before relying on either.
Work that always needs a permit
Water heater change-out; A/C change-out; heat pump or heater recovery change-out; tub/shower pan change-out; electrical service change-out or repair; and all repairs due to a fire.
Starting before the permit
The City states exceptions may be allowed in an emergency, such as air-conditioning replacement, with the approval of the Chief Inspector, up to the first required inspection. That is an exception with a named approver, not a general practice.
The inspection cut-off
"All inspections requested online must be entered into the Online Permit Access Portal by 3 p.m. of the business day prior to the requested inspection date."
Owner-builder, and what it suits
Available where you meet the owner/builder exemption in State Statute 489.103(7)(a); the owner must personally appear and sign the application and certify compliance through the Owner/Builder Affidavit and Disclosure Statement. The City notes it "is more useful for small, miscellaneous permits, i.e. patio slabs/decks, fences, walkways".
Two permit systems, split by date
Permits entered before 1 November 2019 and permits entered after it are reached through different searches. On an older property the history may sit on both sides of that line. Counter hours are 7:30 a.m. to 4:30 p.m., Monday to Friday.
Disclaimer. Nothing on this sheet is a determination about a specific property. The City decides classification, fees and exceptions.
Assembly
The two cycles, and the fork between them.
An indicative diagram of the City’s published cycles, not a determination. The City decides whether a project is small or large, and states that its times may vary based on work load.
Key
- 01
- Scope classified small or large
- 02
- Expedite decision costed per trade
- 03
- Application and plans submitted
- 04
- Plan review on the published cycle
- 05
- Permit issued
- 06
- Inspections requested by 3 p.m. the day before
- 07
- Final inspection and certification
Expediting is a calculation, not a reflex
Twice the dry run fee per trade, against five business days saved on a small permit or roughly a week on a large one. On a multi-trade job the per-trade multiplier matters as much as the days do.
Additional reviews cost more
The City states that additional plan reviews will result in additional fees. A complete first submission is worth more here than an expedite.
The 3 p.m. rule sets tomorrow
Online inspection requests must be in by 3 p.m. of the business day before. Missing it does not cost a fee, it costs a day.
The $1,500 line is narrower than it sounds
General maintenance or repair not changing occupancy and under $1,500 in labour and materials may qualify as an exception — but the City separately answers that there is no maximum value for doing work without a permit, because all new work requires one. Both statements are the City’s. Ask before relying on either.
Some work is never exempt
Water heater, A/C and heat pump change-outs, tub or shower pan change-outs, electrical service change-out or repair, and all repairs due to a fire always require a permit.
Owner-builder is for small things
Available under State Statute 489.103(7)(a), but the City itself says it is more useful for small miscellaneous permits — patio slabs, decks, fences, walkways.
Where a per-trade fee becomes a real number
Expedite is charged per trade, so the calculation depends on how many trades a room actually contains. South Florida projects by Elbaz Construction; neither property is in Oakland Park.
Performance and quality
How we work
Eight commitments, each one a direct consequence of something this City publishes.
- We aim to clear review in one cycle
- Additional plan reviews carry additional fees here, so a complete first submission is worth more than any expedite.
- Expediting is presented as a calculation
- Twice the dry run fee per trade against the days saved. You get the arithmetic, not a recommendation dressed as urgency.
- We never scope around a permit
- Unpermitted work is double fee and may have to come out. That is not a risk we take with a client’s house.
- The always-permitted list is treated as settled
- Water heaters, A/C, heat pumps, shower pans, electrical services and fire repairs are permitted work whatever their value.
- Inspections go in before 3 p.m. the day before
- Every time. Missing that window costs a day of the programme for nothing.
- We check both permit systems
- Property history can sit either side of 1 November 2019, and open permits from before that date are exactly the sort of thing that surfaces at closing.
- Broward practice
- This is a Broward city, and submissions are prepared to Broward administrative practice rather than Miami-Dade habit.
- One licensed contract
- Design coordination, City submittals, permitting and construction under CBC1265280, so no approval falls between two parties.
Cost and timeline
What moves the number
The only fee figures on this page are the City’s own published example — twice the dry run fee per trade, and $132.00 per trade on a $6,000 job. The fee schedule itself was not opened. These are the variables that move a price.
| # | Variable | Why it moves the number |
|---|---|---|
| 01 | Small cycle or large | Ten business days against fifteen to twenty is a programme difference before it is a fee difference. |
| 02 | Whether you expedite, and across how many trades | The multiplier is per trade, so the same decision costs very different amounts on a single-trade and a multi-trade job. |
| 03 | How complete the submission is | Additional plan reviews bring additional fees, and they also bring another cycle. |
| 04 | Estimated job value | The expedite fee is calculated from it, so the value you file has a direct fee consequence as well as a tax one. |
| 05 | Whether any work was done without a permit | Double fee, and possibly demolition. On a resale property this is a due-diligence item, not a hypothetical. |
| 06 | Number of trades | Each brings its own application, its own fee basis and its own inspections. |
| 07 | Structural intervention | Removing or altering structure brings engineering, and moves the project toward the large cycle. |
| 08 | Existing conditions | What is behind the finishes on an older building is the largest genuine unknown on most renovation projects anywhere. |
| 09 | Product approvals | Rated assemblies for openings carry their own documentation and lead times in Broward County. |
| 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 City’s own published material. Where the City publishes two different answers, both are given.
How long will plan review actually take?
Oakland Park publishes it, which is rare. Small work — the City’s examples are a fence, a roof, a driveway — runs a standard cycle of 10 business days, or 5 expedited. Large work, meaning new construction and substantial improvements, runs 15 to 20 business days standard, or 8 to 12 expedited depending on project size. The City adds that these times may vary based on work load.
Is expediting worth it?
That is arithmetic you can actually do here. Expedited service is charged at two times the corresponding dry run fee per trade, based on the estimated job value, and the City works an example: a $6,000 job is charged $132.00 per trade. Weigh that against five business days on a small permit or roughly a week on a large one — and note that the multiplier is per trade, so a multi-trade job multiplies the decision too.
What is the fastest way to get a permit?
Filing a complete submission. The City states that additional plan reviews will result in additional fees, and a second review cycle costs more days than expediting buys. Expediting a package that then needs corrections is the worst of both.
Is there a dollar value I can work under without a permit?
The City gives two answers and we will give you both. On one hand: general maintenance or repair work which does not change the occupancy, and the value of which does not exceed $1,500.00 in labor and materials, may qualify as an exception. On the other, asked directly whether there is a maximum dollar value for work inside your home, the City answers "No. All new work requires a Building Permit." Both are published. Ask a Chief Inspector about your specific scope before relying on either.
Which jobs always need a permit no matter what?
The City lists them: water heater change-out, A/C change-out, heat pump or heater recovery change-out, tub or shower pan change-out, electrical service change-out or repair, and all repairs due to a fire. There is no maintenance exception for these.
My air conditioning has failed. Can work start immediately?
Possibly, but through a named route rather than by assumption. The City says exceptions may be allowed in an emergency such as air-conditioning replacement with the approval of the Chief Inspector, up to the first required inspection. The approval comes first.
What happens if work was done without a permit?
Work performed without a permit is subject to double permit fee and, in the City’s own words, may have to be partially or completely demolished. It is also the kind of thing that surfaces when a property changes hands, which is when it is most expensive.
Can I pull the permit myself?
Yes if you meet the owner/builder exemption in State Statute 489.103(7)(a). You must personally appear and sign the application, and read, understand and certify compliance through the Owner/Builder Affidavit and Disclosure Statement. The City is candid that this is more useful for small, miscellaneous permits — patio slabs, decks, fences, walkways — than for a large or complex job.
When do I have to book an inspection by?
All inspections requested online must be entered into the Online Permit Access Portal by 3 p.m. of the business day prior to the requested date. It is a small rule that quietly sets what happens tomorrow.
How do I find out if there are old permits on my property?
Through the City’s online permit search — but note that permits entered before 1 November 2019 and permits entered after it are reached differently. On an older property the history can sit on both sides of that date, so check both before assuming a clean record.
Do you programme to the published times?
Yes, and we tell you when something is tracking longer. The City is explicit that its times may vary with work load, so a published cycle is a reliable plan rather than a guarantee — and treating it as either extreme is how programmes go wrong.
Have you built in Oakland Park?
The photographs on this page are South Florida projects by Elbaz Construction and none of them is claimed as an Oakland Park 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 city’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 City, not by a contractor.
Observations
- 01
- Whether the City calls your project small or large
It sets the published cycle, and therefore the programme. - 02
- How many trades are in it
The expedite fee is per trade, so the number decides whether buying time is sensible. - 03
- Whether anything on the property was done without a permit
Double fee and possible demolition make this a due-diligence question, particularly on a recent purchase. - 04
- Which permit system your property’s history sits in
Before or after 1 November 2019 — and on an older house, possibly both.
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.
We programme to the published cycle
Ten days or fifteen to twenty, and we say which one your project is in before you commit to a date.
We show the expedite arithmetic
Twice the dry run fee per trade, against the days it buys. You decide.
We read the City’s own material
Every regulatory statement here was taken from an official City source and is attributed to it, including the place where the City answers the same question two ways.
Honest photography
Every image here is a real Elbaz Construction project in South Florida, captioned for what it actually shows. None is claimed as an Oakland Park property.
Across three counties
Miami-Dade, Broward and Palm Beach — so a published review cycle is something we plan to rather than discover.
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.
- Broward 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
- Tile Roofing
- Impact Window Installation
- Landscape & Hardscape Design
- Pergola Installation
- Exterior Painting & Stucco Repair
- Wilton Manors
- Fort Lauderdale
- Lauderdale Lakes
- Lauderhill
Start here
Start an Oakland Park project
Tell us the scope and the address. We will tell you which review cycle it falls into, what expediting would cost across your trades, and what a complete first submission needs to contain.
What happens next
- 01
- We call or email within one business day, Sunday to Friday.
- 02
- A cycle check: whether the City calls the work small or large, how many trades it carries, and whether expediting is worth the per-trade fee.
- 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 City permits for the property, on both sides of 1 November 2019, and a realistic estimate of job value.
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.
Know the cycle.
Then file it once.
Design coordination, City submittals, permitting and construction under one licensed general contractor — in the City of Oakland Park and across Miami-Dade, Broward and Palm Beach counties.
