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Licensed general contracting and remodeling in Ocean Ridge - where the small-works permit exemption you may have read about does not reach a house, and the Town says why in a single sentence.
Miami-Dade · Broward & Palm Beach Counties
ScrollOcean Ridge · Palm Beach County
Across South Florida owners have started asking whether small work still needs a permit. In most places the answer is complicated. In Ocean Ridge it is not, and the Town has published it plainly.
The Town states that permits are still required in Ocean Ridge for qualifying work valued at $7,500 or less because the entire Town is located within a flood hazard area. Not part of it, and not the parcels nearest the water. All of it. Whatever the state threshold says, a house here is on the other side of it.
That is unusually clean as regulatory facts go, and it is worth understanding as a design condition rather than a piece of paperwork. Being inside a flood hazard area affects how work is detailed and what has to be shown, and it applies to the whole Town rather than to some addresses in it.
The second thing that makes building here different happens before anyone lifts a tool. The Town requires pre-construction meetings ahead of additions and residential additions, new single-family and residential construction, and residential alterations. A kitchen or a bathroom is a residential alteration. So the Town meets you, on the record, before the first day on site - which we regard as an advantage rather than a hurdle, because everything raised in that room is cheaper to answer then than at an inspection.
What an Ocean Ridge address changes
The Town states that permits are still required for qualifying work valued at $7,500 or less, because the entire Town is inside a flood hazard area. It is the clearest statement on this subject any municipality on our list publishes.
Pre-construction meetings are required for additions and residential additions, new single-family and residential construction, and residential alterations. Your kitchen or bathroom remodel is in that last category.
A Construction Site Management Handbook signature page is required for projects valued at more than $5,000. How the site is run is part of the permission, not an afterthought.
The Town states that all permit applications must be submitted through BS&A Online. It is a shared platform rather than a Town-built one, and it is the only route in.
The Town asks that you use only the current applications and forms available on its website, and review the applicable permit checklist before uploading documents. A superseded form is a wasted cycle.
Building and Zoning is at 6450 N Ocean Blvd, Monday to Friday, 8:30 a.m. to 3:00 p.m. Inspections are not carried out on the Town's named holidays, which include Martin Luther King Jr. Day and Presidents Day.
A residential alteration · 01
A kitchen remodel is a residential alteration. In this Town that means a meeting before it starts, not a form after it finishes.
What the photographs show
The kitchen and utility room above is one programme: teal shaker joinery with brass hardware, a professional range under a chimney extractor, integrated appliances stacked into a tall run, and a second sink with its own supply and waste in the utility. Several disciplines, one file.
The bathroom is the same category of work and the least forgiving version of it. A copper hexagonal mosaic laid to a central drain, twin lit niches sealed on every face, a concealed valve set and a textured band carried up to the head. What decides whether that room is sound in fifteen years is entirely behind the tiling.
In a Town where the flood map covers everything, the pre-construction meeting is not a hurdle. It is the cheapest hour in the project.
In Ocean Ridge both are residential alterations, so both need a permit and both start with a pre-construction meeting. That meeting is the best opportunity anyone gets to raise the awkward question early, and the drawings should be complete enough to make it worth having.
A note on the photographs. They are our own projects, and the record is deliberately thin: no address, no client, no contract value, no dates. We do not claim either is in Ocean Ridge - and given that this page is about a Town where the flood map covers everything, it would be a strange place to start being loose about where a photograph was taken.
| Kitchen | Teal shaker joinery with slim brass bar handles |
|---|---|
| Kitchen services | Professional range with chimney extractor, integrated fridge and stacked oven, integrated dishwasher |
| Utility | Stacked washer and dryer with a stainless sink and hexagonal mosaic splashback |
| Bathroom | Copper hexagonal mosaic floor to a central drain, large-format porcelain walls |
| Bathroom detail | Twin lit recessed niches, concealed valve set, square rain head, textured feature band |
| Not documented | Municipality, address, client, contract value, dates and area |
Described only from what these photographs show, together with the general requirements that govern work of this kind in Palm Beach County. Neither project is presented as being in Ocean Ridge, and nothing here should be read as a statement about either property beyond what the frames contain.
Detail
The permit
The Town states that permits are still required for qualifying work valued at $7,500 or less, because the entire Town is inside a flood hazard area. That is the starting point for every project here.
The meeting
Pre-construction meetings are required ahead of residential alterations, additions and new residential construction. It happens before the first day on site, not after.
The site
A Construction Site Management Handbook signature page is required for projects valued at more than $5,000, so how the site runs is part of the permission itself.
The route
The Town states that all permit applications must be submitted through it. A shared platform, and the only way in.
The forms
The Town asks for the current applications and forms from its own website, and the checklist reviewed before anything is uploaded.
The calendar
Building and Zoning keeps short weekday hours, and there are no inspections on the Town's named holidays.
Before the first day on site
Two things shape almost every answer here: the Town is entirely inside a flood hazard area, and it holds a meeting with you before residential work begins. Each answer below is the Town's own published position.
No. The Town states that permits are still required in Ocean Ridge for qualifying work valued at $7,500 or less, because the entire Town is located within a flood hazard area. Wherever you have read that small work no longer needs a permit, that position does not reach a house in this Town.
That is the Town's own wording - the entire Town is located within a flood hazard area. Which specific flood zone a given property sits in is a separate question and a matter for the record rather than for a page like this, but the permit consequence is stated for the Town as a whole.
The Town requires one before work begins on additions and residential additions, new single-family and residential construction, and residential alterations. Since a kitchen or bathroom remodel is a residential alteration, most projects here include one. We treat it as a design milestone and turn up with drawings worth discussing.
It is not a fee. The Town requires a Construction Site Management Handbook signature page for projects valued at more than $5,000, which means how the site is managed forms part of what you sign up to.
The Town states that all permit applications must be submitted through BS&A Online. It also asks that you use only the current applications and forms from its website, and review the applicable permit checklist before uploading your documents.
Building and Zoning is at 6450 N Ocean Blvd, Monday to Friday from 8:30 a.m. to 3:00 p.m., on 561.732.2635 and at permit@oceanridge.gov. Inspections are not carried out on the Town's named holidays, which include Martin Luther King Jr. Day and Presidents Day.
It changes what has to be considered and shown, and it applies to every property here rather than to some of them. What that means for a specific house depends on the property and the scope, which is exactly the sort of thing the pre-construction meeting exists to settle.
Palm Beach County sits outside the High-Velocity Hurricane Zone that covers Miami-Dade and Broward, but opening protection is still required and products still need approval for the wind conditions on this coast. On a barrier island the exposure is at the severe end of the county.
Yes. Permitting, structure, envelope and finishes sit under one licence, and that includes attending the pre-construction meeting rather than sending you to it.
We do not publish review durations or fee figures. For Ocean Ridge specifically we are stricter than usual about this: figures circulate for this Town that we have not been able to find on any Town page, so we do not repeat them.
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.
And the wet room · 02
The order of work
What was approved, what was closed out and what was neither. On a barrier island this is the most useful hour of the whole job.
The house as it stands, including every opening, because coastal exposure decides the specification.
The Town states all of it is inside a flood hazard area, so that is a design condition from the first sketch rather than a late discovery.
Structural, plumbing, electrical and mechanical resolved against each other before anything is filed.
Current forms from the Town's website, the applicable permit checklist worked through, and the Construction Site Management Handbook signature page where the value requires it.
The Town's stated route for all permit applications, tracked from there.
Comments closed out and the package resubmitted.
Required before residential alteration work begins. We attend it with drawings complete enough to make it a real conversation.
Demolition, then drainage, supply and power, then the envelope, then joinery, stone and porcelain, brassware and lighting.
Booked around the Town's hours and its holiday calendar, then close-out and the records handed over.
Which approvals a project needs is set by the property and the scope of work, and the Town decides it. We confirm the Town's current requirements for your address before filing. We do not publish fees, review durations, or permit-expiry periods we have not read on a Town page.
Before you apply
The exemption does not apply here, and the Town has said so. Budget the time and the drawings for a permitted job from the outset rather than discovering it late.
It is required before residential alterations begin, so it is a fixed point in the schedule and not a formality to be squeezed in.
If so the Construction Site Management Handbook signature page comes with it, and how the site will be run becomes part of what you are agreeing to.
The Town asks for current applications and forms from its own website. An old version of a form is one of the cheapest ways to lose a week.
The Town asks that the applicable permit checklist be reviewed before documents go into BS&A Online. It is published precisely so a submission does not have to be guessed at.
On a barrier island the history matters more than most places - earlier work never permitted or never closed out becomes your scope the moment you file.
What a specific project requires is set by the property and the scope of work, and the Town decides it. We confirm the current requirements for the address before filing. We do not publish fees or review durations, and we do not state which flood zone a particular property sits in - the Town's published statement is about the Town as a whole.
Budget
It applies to every property in the Town, so it is not a risk that might arise - it is a condition of the work, and it shapes detailing and documentation from the start.
Opening a compartmented plan on older coastal stock. It sets the drawing, the review and the sequence.
A kitchen with a utility room is two sets of supply and waste and several circuits. Complexity costs more per square foot than area does.
Approved glazing and doors for this exposure, plus the making-good a non-standard opening always needs.
Earlier work 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 rescue a number.
These weights describe what tends to move a number on work of this kind in Ocean Ridge, in the order it tends to move it. The flood position sits at the top not because it is dramatic but because it is universal here - the Town states that all of it is inside a flood hazard area, so it is a condition of every project rather than a risk on some of them. None of these is a fee, a percentage or an estimate.
Google reviews
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Keep reading
Wind & envelope
What opening protection and product approval actually require on this coast, and why the documents come before the order.
Bathrooms
The detailing behind a mosaic floor and a lit niche - falls, waterproofing and the parts of a wet room nobody photographs.
Cost guide
General cost context with no Town-specific figures, which for Ocean Ridge is deliberate - the numbers that circulate for this Town are not published by it.
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 Town will want to see, assemble it against its own checklist, file it through BS&A Online and attend the pre-construction meeting with you - which is where most of the useful questions get asked.
