At height, the hard part
is getting there.

Online. The City states it has been fully digital since 2 January 2024 and that all permit applications must be submitted online through your portal account. That account carries the whole process — plan review, comments, issuance of the permit, inspections, and closeout once the job is complete.

The City publishes Specialized Permitting Services for Interior Remodeling Permits. It includes a pre-construction meeting with the Building Official or designee, permit counter service by appointment, expedited plan review, direct help setting up the online account, and concierge service through permitting and inspection. The City states the service costs $1,000 or 1% of the total job cost, whichever is higher, in addition to the calculated permit fees.

The City currently publishes more than one cut-off. Its Inspections page states that inspections called in before 3:00 pm are typically performed the following business day. Its Building Permits FAQ states that inspections requested before 3:30 PM will be scheduled for the next business day, provided there are no pending fees and all contractor licences are up to date. Both were published on 12 August 2026. Confirm the current cut-off with the Building Department before scheduling — we plan to the earlier of the two.

No. The City states that requests for inspections, both date and time, are not guaranteed, and that an email is sent to confirm the scheduled date and estimated time. It also asks that a phone number be entered in the comments section of the inspection request in the portal.

The City sets them by ordinance. In standard time, 7:00 a.m. to 6:30 p.m. Monday through Thursday, 7:00 a.m. to 5:00 p.m. Friday, and 9:00 a.m. to 5:00 p.m. Saturday. In daylight saving time the weekday window runs to 7:00 p.m. No construction activities take place on Sunday, or on New Year’s Day, the Fourth of July, Labor Day, Yom Kippur, Thanksgiving Day or Christmas Day. Your building may set tighter hours than the City — it cannot set looser ones.

The City publishes an Extended Construction Hour Application among its specialty permits. Whether a particular request is granted is the City’s decision, not something we can promise.

The City publishes lane closure applications and beach access closure applications as specialty permits. On Collins Avenue that is worth establishing early, because it is a separate approval from anything your building controls.

Almost always, and they are separate things. Buildings set their own requirements for alterations, access, insurance and working hours, and those vary from building to building. We ask your association or manager for theirs in writing. We will not tell you what your building requires, because we would be guessing.

Monday to Friday, 7:30 am to 3:30 pm, at the Government Center, third floor, 18070 Collins Avenue. The City also states that walk-in customers must obtain a number by 3 pm in order to be served, and that appointments are encouraged for customers with multiple projects.

The City quotes Florida Statute 713.13(e): a copy of the notice of commencement must be filed with the issuing authority before the first inspection if the direct contract is greater than $5,000.

The City states that if a permit is about to expire you should contact the Building Department about an extension, and that if it has already expired you apply for a renewal by submitting a revised permit application with the renewal box checked under the Change to Existing Permit section, through the portal, for the same permit type. Once approved you use the new permit number to complete your inspections.

It applies to the building, not to your unit, and it is the association’s responsibility. The City states that under section 553.899, effective 26 May 2022, milestone inspections are required for condominium and cooperative association buildings three storeys and taller once the building reaches 30 years of age, or 25 years if located less than three miles from the coast, and every 10 years thereafter. It also states that single-family residences, duplexes and minor structures are excluded from the recertification described in Miami-Dade County ordinance Sec. 8-11. Whether a specific building is due is a question for the building and the City.

Yes — Sunny Isles Beach is in Miami-Dade County, and the HVHZ covers Miami-Dade and Broward. It shapes how anything in the building envelope is specified. It is equally true of every Miami-Dade municipality, so it is not something particular to Sunny Isles Beach.

Yes. Elbaz Construction is a Florida-licensed general contractor, licence number CBC1265280, bonded and insured, working across 104 municipalities in Miami-Dade, Broward and Palm Beach counties.

No, and we say so beside each one. They are completed Elbaz Construction projects in South Florida. We would rather show you real work and tell you where it is than imply a location we cannot evidence.