Schedule a Consultation (754) 236-0675

Parkland draws its line at $1,500
and a second one you will not expect.

Small repairs under $1,500 in labour and materials need no permit here — roof coverings included. But the Notice of Commencement threshold is $2,500, except for replacing existing heating or air conditioning equipment, where it is $7,500. Two numbers, two purposes, published side by side. Reading them correctly is most of what planning a Parkland job involves. We are a licensed general contractor working across Broward, Miami-Dade and Palm Beach.

Plan My Parkland Project Walk the Six Stages
  • Licensed, bonded & insured · CBC1265280
  • 104 municipalities across 3 counties
  • Design-build: permitting & construction in-house

Miami-Dade · Broward & Palm Beach Counties

Scroll

Start here

Start with the address

Almost everything on this page turns on which side of a published number your work falls, and which departments will need to inspect it. Tell us the address and what you are hoping to do, and the first conversation is a useful one.

Preferred contact method

We use your details only to respond to this enquiry. No lists, no resale.

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.

Recent projects

Recent Elbaz Construction work

Eight frames of completed work across South Florida — bathrooms, showers, flooring and exterior surfaces. Tap any image to see it larger.

01

A completed primary bathroom in a seamless micro-cement finish.

02

A completed primary bathroom with a vaulted ceiling and a glass-enclosed shower.

03

A walk-in shower in emerald green stacked tile behind sliding glass.

04

A floating vanity with twin basins and an organic-edge frameless mirror.

05

A walk-in shower enclosure seen across the bathroom floor.

06

Herringbone timber flooring laid across a large open space.

07

A poured concrete driveway with an exposed-aggregate finish.

08

A black linear drain set into a scallop-pattern marble mosaic floor.

All photographs are of real completed Elbaz Construction work. They come from several separate properties across South Florida and are shown as recent work. None of them was taken in Parkland, and none is captioned as though it were.

01 / 12

The journey

Six stages, from a threshold question to a closed permit.

Parkland publishes unusually precise boundaries: a value below which repairs are not permitted work, a long list of what always is, two separate Notice of Commencement thresholds, and a rule about electrical work so narrow that only one job clearly escapes it. This page walks those in the order they actually arrive on a project.

Use the stage markers to jump to the part you are stuck on. Nothing here is a promise about your address — the Building Division decides that — and nothing here is a timeline we invented. Where the City publishes a number, it is quoted. Where it does not, this page says so instead of guessing.

Stage 01 · Threshold

The four questions a Parkland project answers first

Two of these are about value, one is about the county, and one is about a department that does more scheduling than most. Settle them before anything is drawn.

The $1,500 line

The City states that no permit is required for "maintenance or repairs, including repairs of roof coverings, which do not affect occupancy and which are valued at less than $1,500 in labor and materials". Two conditions, both of which must hold: under $1,500 including labour, and not affecting occupancy. The explicit mention of roof coverings is the notable part — in a High-Velocity Hurricane Zone county, most municipalities treat anything on a roof as permitted work, and Parkland carves out genuine small repairs.

  • Under $1,500 in labor AND materials — not materials alone
  • Repairs of roof coverings are named in the exemption
  • It must also "not affect occupancy"
  • Both conditions have to hold, not either one
Illustration of a presentation board with mounted roof, render, paint and trim samples (illustration)

Illustration, not a photograph: a drawn presentation board with mounted roof, render, paint and trim samples. It is not a photograph of any Parkland submission.

And the short list that never needs one

Separately from the value test, the City names work that does not need a permit at all: "interior or exterior painting, for repairs of leaks, unstopping of sewers or waste pipes, repairing faucets or valves, cleaning of septic tanks, or for placement of chemical toilets on construction sites". Note what is on that list and what is not — repairing a valve is exempt, replacing a water heater is not, and the difference between those two is smaller on site than it is on paper.

  • Interior and exterior painting need no permit
  • Repairing leaks, faucets or valves needs none
  • Unstopping sewers or waste pipes, and cleaning septic tanks, need none
  • Replacing a water heater is NOT on this list — it is permitted work
Poured concrete driveway with an exposed-aggregate finish leading to a two-car garage

A poured concrete driveway with an exposed-aggregate finish leading to a two-car garage, from completed Elbaz Construction work in South Florida. Not a Parkland property.

Broward County, and the HVHZ

Parkland is in Broward County, which sits inside the Florida Building Code's High-Velocity Hurricane Zone — a designation covering Miami-Dade and Broward and nowhere else in the state. Broward's Board of Rules and Appeals administers the county amendments to the Code and certifies the municipal building departments inside the county, Parkland's included. That is why a Broward inspection has a family resemblance across city lines even where the filing route and the local thresholds do not.

  • The HVHZ covers Miami-Dade and Broward counties only
  • It bites hardest on roof, glazing, openings and their fixings
  • Broward's Board of Rules and Appeals certifies the county's building departments
  • Product approval documentation belongs in the submission
Primary bathroom with a vaulted ceiling, long vanity and glass-enclosed walk-in shower

A completed Elbaz Construction primary bathroom with a vaulted ceiling, a long vanity and a glass-enclosed shower. A South Florida project, not a Parkland one.

A department that schedules for four others

The City publishes something most do not: its Building Department's certified inspectors cover the structural, electrical, plumbing and mechanical trades, and the department also schedules and tracks inspections for the zoning, landscaping, engineering and fire departments. So the inspection list on a Parkland job can be longer than the trade list — a driveway or a pool can bring engineering or landscaping into the sequence, and those are booked through the same place rather than chased separately.

  • Certified inspectors cover structural, electrical, plumbing and mechanical
  • The department also schedules and tracks zoning, landscaping, engineering and fire
  • Your inspection list may be longer than your trade list
  • One booking route for all of them: 954.753.5447 or the Electronic Permitting Site
Herringbone timber flooring laid across a large open space beside a glazed wall

Herringbone timber flooring laid across a large open space beside a glazed wall, on a completed Elbaz Construction project in South Florida.

Stage 02 · Required

The list of what always needs a permit, and it is long

Parkland publishes what requires a permit rather than leaving you to infer it from what does not. Read it against your own scope — most remodels appear on it three or four times.

Eighteen kinds of work, named

The City lists new construction, building alterations, room additions, driveways, pools, screen enclosures, fences, pavers, re-roofing work, garage conversions, air conditioning unit replacement, new electrical service, rewiring, replacement of exterior doors and windows, hot water heater replacement, change of use or occupancy, structural repairs, and the demolition or removal of structures. A kitchen or bathroom remodel usually lands on "building alterations", "rewiring" and "hot water heater replacement" at once.

  • Building alterations and structural repairs are both named
  • Rewiring and new electrical service are named separately
  • Hot water heater replacement is explicitly permitted work
  • So is demolition or removal of structures
Walk-in shower in emerald green stacked tile with sliding glass, a white hexagon bench and a linear drain

A completed Elbaz Construction walk-in shower in emerald green stacked tile with sliding glass and a white hexagon bench. A South Florida project.

The narrowest electrical rule here

The City requires an electrical permit "prior to adding to, or extending any high or low voltage electrical circuit", and then says something unusually candid: "The only work that clearly does not require a permit is the direct replacement of a fan or fixture with a fan or a fixture." That is a very narrow gate. Moving a switch, adding an outlet, running a spur for an island — all of it is adding to or extending a circuit, and low voltage is named alongside high.

  • Adding to OR extending any circuit needs a permit
  • Low voltage is named as well as high voltage
  • Only a like-for-like fan or fixture swap clearly escapes
  • A new outlet or a moved switch is an extension, not a replacement
Rain shower head above a recessed niche set into marble-look porcelain wall tile

A rain shower head above a recessed niche set into marble-look porcelain wall tile, from completed Elbaz Construction work in South Florida.

The outside counts too

Driveways, pools, screen enclosures, fences and pavers are all on the permitted list. This is where the department's wider scheduling matters: exterior work is the kind most likely to bring engineering or landscaping inspections into the sequence, and in Parkland those are booked and tracked through the Building Department rather than pursued separately. It makes the process simpler and the list longer at the same time.

  • Driveways, pavers, pools, screen enclosures and fences are all permitted work
  • Exterior scopes often add engineering or landscaping inspections
  • Those are scheduled and tracked by the Building Department
  • One booking route, but more items on it
Large-format paving units being laid out on a prepared bed beside a pool

Large-format paving units being laid out on a prepared bed beside a pool, on a completed Elbaz Construction project in South Florida.

Owner-builder, and the year afterwards

An owner-builder in Parkland may not "offer the building (or building with improvement) for sale or lease within one year after construction is complete", and must supervise the work personally. Both halves are worth weighing before choosing that route: the restriction runs for a year after completion, not from the permit date, and personal supervision is a real obligation rather than a signature.

  • No offer for sale or lease within one year after completion
  • The clock runs from completion, not from the permit
  • Personal supervision is required, not delegated
  • Licensed trades are still required for the work itself
Illustration of a polished concrete floor showing exposed aggregate and an even sheen (illustration)

Illustration, not a photograph: a drawn polished concrete floor showing exposed aggregate and an even finish. Not a photograph of a Parkland property.

Every photograph in this section is real Elbaz Construction project photography from completed South Florida work. None of it was taken in Parkland and none of it is captioned as though it were. Drawn images are labelled as illustrations.

Stage 03 · Notice

Two Notice of Commencement thresholds, and which one is yours

This is the part of Parkland's process that catches people, and it catches them late — at the first inspection, when the recorded copy is due.

Asked before anything else

The first thing we establish is whether the work is genuinely under $1,500 in labour and materials and does not affect occupancy. If it is, it may need no permit at all. If it is not — and on a remodel it never is — everything below applies.

Counted, not assumed

The scope is checked against the City's published list of permitted work. A kitchen or bathroom remodel typically appears on it several times over — alterations, rewiring, water heater — and each of those is a discipline that will be inspected.

Two numbers, and they are not interchangeable

A certified copy of the recorded Notice of Commencement must reach the Building Division before the FIRST INSPECTION where the direct contract is greater than $2,500 — or greater than $7,500 in the case of existing heating or A/C equipment replacement. A job that is only an air conditioning swap uses the higher figure; a job that includes one alongside other work does not.

At the County, before the inspector

The NOC is recorded in County Official Records and the certified copy is submitted to the Building Division. The deadline is the first inspection, not the permit issue — which is why it is the step most often missed by owners running their own project.

Assembled once

The submission carries the drawings and, for anything in the building envelope, the product approval documentation the HVHZ requires. In Broward that documentation is part of the submission rather than something produced when an inspector asks.

Through the Electronic Permitting Site

The application goes in through the City's Electronic Permitting Site, which is also where inspection requests and results live. The Building Department publishes a direct number, 954.753.5447, for inspection requests and results.

And no timeframe we will invent

The application is reviewed and comments come back. The City's FAQs publish no review timeframe, so we do not quote one — what we can tell you is what is outstanding and what each item is waiting on.

This is the published sequence, not a promise about your project. What any specific address requires, whether a repair "affects occupancy" and which departments' inspections apply are decided by the City of Parkland Building Division — not by a contractor. We confirm what your address actually requires before anything is filed.

Stage 04 · Tracked

A Parkland job has more inspections than it has trades

The Building Department schedules and tracks inspections for the zoning, landscaping, engineering and fire departments alongside its own four trades. So the sequence below is organised by who has to look at each phase, which in Parkland is not the same question as which trade is working.

Mapping the inspection list

Before the first delivery

The scope is turned into a list of inspections rather than a list of trades. In Parkland those are not the same length: structural, electrical, plumbing and mechanical are the department's own, and zoning, landscaping, engineering and fire inspections are booked and tracked through the same department. An exterior scope can add two or three items nobody counted.

Quality check · Every required inspection identified before the programme is fixed

Illustration of a polished concrete floor showing exposed aggregate and an even sheen (illustration)

The NOC on file

Before the first inspection, not the first day

Where the contract crosses the applicable threshold — $2,500, or $7,500 for an existing heating or A/C equipment replacement — the recorded Notice of Commencement is lodged with the Building Division before the first inspection is called. Missing it does not stop the work starting; it stops the first inspection, which is worse.

Quality check · Recorded NOC submitted before the first inspection is requested

Illustration of a presentation board with mounted roof, render, paint and trim samples (illustration)

Protection and access

On a large-lot street

Coverings, dust separation and the working route go in, and deliveries and skip position are agreed in advance. Parkland lots are generally deep, which helps — but a long approach is its own logistics problem rather than an absence of one.

Quality check · Route, containment and deliveries agreed before work starts

Herringbone timber flooring laid across a large open space beside a glazed wall

Opening up

Against the $1,500 question

The scope is removed and the fabric appears. Anything uncovered is recorded and put to you before it is concealed — and here there is a specific temptation to resist: a found repair that looks like it might fall under the exemption is still work that affects the permitted scope, and the exemption has two conditions rather than one.

Quality check · Everything uncovered photographed and raised before it is concealed

Bathroom mid-construction with plumbing rough-in exposed, a laser level on the wall and the floor screeded

Structure

Built to the reviewed drawings

Load-bearing alterations are executed to the approved drawings and inspected by the department's own structural inspector before anything is closed.

Quality check · Nothing structural concealed before its inspection

Walk-in shower enclosure viewed across the bathroom floor, glass panel and bench visible

Circuits, not fixtures

The narrow electrical rule in practice

Any addition to or extension of a circuit — high or low voltage — is permitted work and inspected as such. The only thing that clearly is not is swapping a fan or fixture for another. On site that distinction is decided before the wire is run, not after.

Quality check · Every circuit addition or extension inspected under the permit

Black linear drain set into a scallop-pattern marble mosaic shower floor

Plumbing and the water heater

Named separately by the City

Plumbing rough-in is installed and inspected. Hot water heater replacement is on the City's permitted list in its own right, so it is treated as permitted work rather than as a like-for-like swap.

Quality check · Plumbing inspected before anything is closed

Black rain shower head mounted against a marble-look porcelain ceiling and wall

The outside inspections

Engineering, landscaping, zoning

Where the scope reaches driveways, pavers, pools, fences or screen enclosures, the additional departmental inspections are booked through the Building Department and tracked with the rest. This is the phase that most often surprises an owner who counted only trades.

Quality check · Every departmental inspection booked and tracked, not chased

Large-format paving units being laid out on a prepared bed beside a pool

Waterproofing and setting out

The parts that outlast the permit

Tanking and falls go in under the tile and are photographed as they are built, then tile, stone and cabinetry are set out and walked with you before the field is fixed.

Quality check · Falls recorded photographically; setting out agreed before the first full course

Curbless walk-in shower with a floating bench in a micro-cement finish

Finals, and the year that follows

Closing it properly

Every discipline is taken to its final, outstanding items are agreed in writing and the permit is closed. If the job was run under the owner-builder route, remember the City's own restriction: no offer for sale or lease within one year after construction is complete.

Quality check · Every final passed and the permit closed

Completed narrow bathroom with a floating vanity, organic-edge mirror and a curbless walk-in shower behind glass

Stage 05 · Deciding

The three decisions Parkland owners find hardest

Argued both ways. None of these has a universally right answer — it depends on your scope, your contract and how much of the calendar you control.

Keep it a genuine small repair

Under the line, honestly

Illustration of a presentation board with mounted roof, render, paint and trim samples (illustration)
What it is
A maintenance or repair job genuinely under $1,500 in labour and materials that does not affect occupancy.
Benefits
No permit, no inspection sequence, no filing.
The conditions
Both have to hold — the value AND the occupancy test. The City writes them as a pair, not as alternatives.
What it covers
Repairs of roof coverings are named explicitly, which is unusual in a High-Velocity Hurricane Zone county.
Best for
A genuinely isolated repair, priced honestly including labour.

Permit it anyway

Put it on the record

Walk-in shower with a tiled bench, hexagon mosaic niche and a linear drain along the glass line
What it is
Filing for work that might have fallen under the exemption.
Benefits
A permit record showing the work was inspected, which is what a buyer, insurer or appraiser looks for later.
The cost
A fee and an inspection you might have avoided.
When it is right
Whenever the value is near the line, or the "affects occupancy" question is genuinely arguable.
Best for
Roof work of any real extent, and anything you would struggle to explain at sale.

Which oneIf it is unambiguously a small repair, take the exemption — the City wrote it deliberately and there is no virtue in over-filing. If the number is close to $1,500 once labour is counted, or the occupancy question is arguable, permit it: the exemption has two conditions and only one of them is arithmetic.

Replace the A/C on its own

The $7,500 threshold applies

Walk-in shower with marble-look porcelain walls, sliding glass and black fittings
What it is
A standalone replacement of existing heating or air conditioning equipment.
The NOC
The higher threshold applies — a recorded Notice of Commencement is needed above $7,500 rather than above $2,500.
Benefits
Simpler paperwork on a job that is often under the higher figure.
Limits
A separate mobilisation, and no coordination with other work.
Best for
A failed or failing system where nothing else is planned.

Fold it into the remodel

The $2,500 threshold applies

Floating vanity with twin basins, black taps and an organic-edge frameless mirror
What it is
Doing the equipment replacement as part of a wider contract.
The NOC
The general threshold applies, because the direct contract is no longer just an equipment replacement.
Benefits
One mobilisation, ceilings already open, and one coordinated inspection sequence.
Limits
The NOC is triggered at the lower figure, so the paperwork arrives sooner.
Best for
Any project where ceilings or services are open anyway.

Which oneDecide on the construction logic, not the threshold. If the ceilings are open, fold it in — the access is the expensive part and you have already bought it. Just go in knowing which of the two NOC figures then applies, because it changes at the moment the contract stops being purely an equipment replacement.

Include the outside now

One tracked inspection list

Poured concrete driveway with an exposed-aggregate finish leading to a two-car garage
What it is
Driveway, pavers, pool surround or fencing done alongside the interior work.
Benefits
The Building Department schedules and tracks the zoning, landscaping, engineering and fire inspections with everything else — one list, one route.
Limits
A longer inspection list, and the outside is disrupted while the inside is too.
On cost
One mobilisation and one protection regime instead of two.
Best for
Anyone doing both within a couple of years anyway.

Do the outside separately

A shorter list now

Wide-plank flooring running through a large open interior with shelving and seating
What it is
Finishing the interior first and treating exterior work as its own project.
Benefits
Fewer inspections in this sequence and a smaller scope to manage.
Limits
The same departmental inspections apply later, so nothing procedural is saved.
On cost
Two mobilisations, and finished landscaping disturbed by the second.
Best for
A sound driveway and surround, or a budget that genuinely cannot carry both.

Which oneIf both are happening within a couple of years, do them together. Parkland is unusual in booking and tracking the other departments' inspections for you, which makes a combined scope less administratively painful here than it would be elsewhere — and the second mobilisation is the part you cannot recover.

What moves the cost and the calendar in Parkland

Tick whatever applies. This will not produce a price — no honest one exists before someone has seen the property — but it will show which parts of your project are carrying the time and the risk.

What this points to

We do not publish figures, and we do not publish permit fees either: none was read from a City source, and we would rather say so than print a number we cannot stand behind. You get a real, itemised number from us in writing after a site visit.

Stage 06 · Complete

The numbers Parkland publishes

This City is unusually precise about thresholds and unusually quiet about timing. Everything below is quoted from its own Building Division material.

$1,500, with two conditions

No permit for "maintenance or repairs, including repairs of roof coverings, which do not affect occupancy and which are valued at less than $1,500 in labor and materials."

The genuinely exempt list

Interior or exterior painting, repairs of leaks, unstopping of sewers or waste pipes, repairing faucets or valves, cleaning of septic tanks, and placement of chemical toilets on construction sites.

$2,500 for the NOC

A certified copy of the recorded Notice of Commencement must reach the Building Division before the first inspection where the direct contract is greater than $2,500.

$7,500 for equipment replacement

"or in the case of existing heating or A/C equipment replacement, greater than $7,500."

One year, for owner-builders

An owner-builder may not offer the building for sale or lease within one year after construction is complete, and must supervise personally.

The narrow electrical gate

"The only work that clearly does not require a permit is the direct replacement of a fan or fixture with a fan or a fixture."

Four trades, plus four departments

Certified inspectors cover structural, electrical, plumbing and mechanical; the department also schedules and tracks inspections for zoning, landscaping, engineering and fire.

What is NOT published

A plan-review timeframe, and any fee we could verify from a City source. Where a number is missing from this page it is missing because Parkland does not state it.

What we will actually stand behind

Only claims that are either public record or visible in the work on this page. Nothing about awards, nothing about rankings, and no numbers we cannot show you.

Licensed, bonded and insured

Elbaz Construction is a licensed Florida general contractor, CBC1265280. Permits are pulled in the company's name, and the licence is verifiable at the Florida DBPR rather than on our say-so.

We price the threshold honestly

The $1,500 exemption is measured on labour and materials together, and it also has to not affect occupancy. Describing a job as smaller than it is to reach that line is not a saving, it is a deferred problem with an inspector attached.

We establish which NOC figure applies

Two thresholds, and the difference turns on whether the contract is purely an existing heating or A/C equipment replacement. We settle that before the first inspection is booked rather than at it.

We count the inspections, not the trades

In Parkland the Building Department also schedules zoning, landscaping, engineering and fire inspections. Those go on the programme at the start, because they are the items an owner who counted trades will not have expected.

Built to the county-amended Code

Broward's Board of Rules and Appeals administers the county amendments and certifies the building departments inside the county. Working to that standard across Broward is routine here, not a special case.

Envelope documentation kept straight

In the HVHZ what is inspected is the pairing of installed product and approval paperwork. We keep them matched, because an envelope inspection that fails on documentation costs exactly as much as one that fails on workmanship.

We do not quote a review time

The City publishes none. Anyone giving you a Parkland review time is giving you their own average, not the City's.

Permits closed out

Every permit we pull is closed out at the end of the job. An open permit follows the property and reappears when it is sold.

Questions, by stage

Filter to the part of the job you are thinking about.

What exactly is exempt under $1,500?The $1,500 line

The City states that no permit is required for "maintenance or repairs, including repairs of roof coverings, which do not affect occupancy and which are valued at less than $1,500 in labor and materials". Both conditions have to hold: the value, counting labour as well as materials, and the requirement that the work does not affect occupancy. It is not a general small-job exemption.

Does that really include roof repairs?The $1,500 line

The City names repairs of roof coverings in the exemption, which is genuinely unusual in a High-Velocity Hurricane Zone county. It applies to repairs within the value and occupancy conditions — re-roofing work appears separately on the list of work that always requires a permit.

What else needs no permit at all?The $1,500 line

The City lists interior or exterior painting, repairs of leaks, unstopping of sewers or waste pipes, repairing faucets or valves, cleaning of septic tanks, and placing chemical toilets on construction sites. Note that repairing a valve is exempt while replacing a water heater is not — the latter is on the permitted list by name.

Do I need a permit to remodel a kitchen or bathroom here?Permit or not

Yes. The City's permitted list includes building alterations, rewiring, new electrical service and hot water heater replacement, and a remodel usually touches several of those at once. The $1,500 exemption is written for maintenance and repairs, not for alterations.

What about a driveway, pavers or a fence?Permit or not

All permitted work. Driveways, pools, screen enclosures, fences and pavers are named on the City's list. They are also the scopes most likely to add a zoning, landscaping or engineering inspection — which in Parkland is booked and tracked through the Building Department rather than chased separately.

Can I add an outlet without a permit?Permit or not

No. The City requires a permit "prior to adding to, or extending any high or low voltage electrical circuit", and states that "the only work that clearly does not require a permit is the direct replacement of a fan or fixture with a fan or a fixture". An added outlet is an extension of a circuit.

When do I need a Notice of Commencement?Notice of Commencement

Where the direct contract is greater than $2,500 — or greater than $7,500 in the case of existing heating or A/C equipment replacement. A certified copy of the recorded NOC must be submitted to the Building Division before the first inspection, not at permit issue.

Why are there two different thresholds?Notice of Commencement

Because they cover different things. The $7,500 figure is written specifically for replacing existing heating or air conditioning equipment; $2,500 applies to permitted work generally. The practical consequence is that folding an equipment replacement into a wider remodel moves you to the lower threshold, because the direct contract is no longer purely an equipment replacement.

What happens if the NOC is late?Notice of Commencement

The first inspection does not happen. That is the awkward part of the timing — the deadline is the first inspection rather than the permit, so a missing NOC does not stop work starting, it stops the work being signed off, usually at the point when a trade is already waiting.

Who actually inspects my project?Inspections

The City's certified inspectors perform the structural, electrical, plumbing and mechanical inspections. Beyond that, the Building Department also schedules and tracks inspections for the zoning, landscaping, engineering and fire departments — so your inspection list may be longer than your trade list, but it runs through one route.

How do I request an inspection?Inspections

Inspection requests and results are available on 954.753.5447, or through the City of Parkland's Electronic Permitting Site. Because several departments' inspections are tracked in the same place, it is worth knowing the full list at the start rather than discovering an item late.

How long does a permit take in Parkland?Inspections

We do not publish a number, because the City's Building Division FAQs publish none. What we can tell you honestly is which of the City's named categories your scope falls into, which inspections it will need and what we do to keep the comment cycles down. Anyone quoting you a Parkland review time is quoting their own average.

What happens if you find unpermitted work from a previous owner?On site

We stop and tell you, before it is covered up. It is more common than people expect in South Florida, and it has to be resolved rather than built over — both because an inspector will find it and because it becomes yours at the point you conceal it.

Can I live in the house while you work?On site

Often yes, and it changes the programme rather than the price alone. Containment, protection and phasing all cost days. The honest version of this conversation happens at the site visit, where we can look at where the work is relative to where you sleep and cook.

Can I supervise the job myself as owner-builder?On site

The City permits it, with two conditions worth weighing. You must supervise personally, and you may not offer the building for sale or lease within one year after construction is complete. The year runs from completion rather than from the permit, and licensed trades are still required for the work itself.

Why won't you publish a price?Cost

Because for a remodel the same square footage can differ several-fold depending on what is behind the wall, which disciplines are involved and how many departments' inspections apply. A published rate would be a guess. You get an itemised figure in writing after a site visit, and it says what happens if something is found during demolition.

What will the permit itself cost?Cost

We did not find a fee figure published by the City that we could verify, so this page carries none rather than repeating one from elsewhere. Ask the Building Division directly, and whatever it comes to appears itemised on your proposal.

What happens to the permit when the job is finished?Afterwards

It gets closed out. We do not leave permits open, because an open permit stays attached to the property and reappears at sale, when it is somebody else's leverage rather than an administrative detail.

What paperwork should I keep?Afterwards

The permit record, the approved drawings, the recorded Notice of Commencement, the product approval documentation for anything in the envelope, and the closeout for every inspection — including the ones performed for other departments. In the HVHZ the envelope paperwork is the part a future buyer, insurer or inspector will actually ask for.

Do you work anywhere else in Broward?Afterwards

Yes — across Broward, Miami-Dade and Palm Beach, 104 municipalities in total. The filing routes and thresholds differ genuinely between them: Parkland publishes a $1,500 repair line and two NOC thresholds, its neighbours publish neither, and those differences are a working detail for us rather than a surprise.

Client experience

What clients say, in their own words

Live Google reviews for Elbaz Construction, pulled straight from our Google Business Profile — not retyped, not edited and not selected by us.

Reviews are served live by the site's own Google Reviews plugin and update as new ones are posted. Nothing here is retyped, shortened or re-attributed.

Service Areas

Proudly serving homeowners across Miami-Dade, Broward and Palm Beach

(754) 236-0675

104 municipalities across three counties — and we hold the licence to build in all of them. Not sure about your address? Ask us.

Next steps

Where to go from here

Grouped by what you are trying to do, not by category.

Where you are

The county and the neighbouring cities

Permits and approvals

The parts of this page we do as a service

The work itself

What we most often build here

Bigger moves

When the answer is more than a remodel

Read first

Before you commit to anything

Start here

Start with the address

Almost everything on this page turns on which side of a published number your work falls, and which departments will need to inspect it. Tell us the address and what you are hoping to do, and the first conversation is a useful one.

What happens next

  1. We read it properly and come back to you, usually the same or the next working day.
  2. A short call to understand the property, the scope and what is driving the timing.
  3. We check which threshold applies to your contract and map the full inspection list — trades and other departments — before we form a view.
  4. A site visit, because what is behind a South Florida wall cannot be judged from photographs.
  5. A written, itemised proposal, including what happens if something is found during demolition.
  6. If you go ahead, we file through the City's Electronic Permitting Site and lodge the recorded Notice of Commencement before the first inspection.
Preferred contact method

We use your details only to respond to this enquiry. No lists, no resale.

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.

Primary bathroom in a seamless micro-cement finish with a freestanding tub and a curbless walk-in shower behind glass

Two published numbers decide most of this. Let's check yours.

Parkland tells you where its lines are: $1,500 for repairs, $2,500 or $7,500 for a Notice of Commencement, and one narrow electrical exception. The value of a contractor here is establishing which side of each your project falls on before the first inspection is booked, not at it.

Book a Site Visit Call (754) 236-0675

Or see the rest of what we cover on the Broward County page if your property is somewhere else in the county.