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Licensed general contracting and remodeling across Surfside - Town permits filed through the CSS portal, with the recertification position and the review route settled before anything is drawn.
Miami-Dade · Broward & Palm Beach Counties
ScrollSurfside · Miami-Dade County
Surfside sits on a barrier island and much of its stock is multi-storey and no longer young. The Town's Building Department is organised around that, and two of its programmes decide how a project here is reviewed at all.
The first is the 40-Year Recertification Programme, which the department administers. Separately, Florida law requires a milestone inspection - a structural inspection of load-bearing elements and primary structural systems - for buildings of three habitable storeys or more under the condominium or cooperative form of ownership, by the end of the year the building turns 30 and every ten years after, with the local enforcement agency able to set 25 years where local circumstances such as proximity to salt water warrant it. Where a building is in or near either cycle, what an individual unit renovation may touch can change.
The second is the Private Provider Programme, which changes who performs plan review and inspection. That is a route decision taken at the start of a project, not a fallback reached for when a file stalls, and it belongs in the first conversation.
The mechanics are straightforward. Permits run through the Town's Customer Self Service portal, with documents supplied digitally and attached for system review - site plans, construction details, equipment rating sheets and Notices of Acceptance or Florida Product Approvals - and a final physical copy of drawings required prior to issuance. The Building and Zoning counter at Town Hall is open for personal service from 9 a.m. until 5 p.m., Monday through Friday.
What a Surfside address changes
The Town administers a 40-Year Recertification Programme. Where a building is in or approaching that cycle, or is carrying out structural or envelope work of its own, an individual renovation can be constrained or resequenced. The building will know its position; a listing will not.
Florida law requires a milestone inspection of load-bearing elements and primary structural systems for buildings of three habitable storeys or more under the condominium or cooperative form of ownership - at 30 years, and every ten years after, with 25 available to the local enforcement agency where circumstances such as proximity to salt water warrant it.
The Town operates a Private Provider Programme, which changes who performs plan review and inspection. It is a route decision taken before drawings issue, and it has consequences for sequencing either way.
Documents must be supplied digitally and attached for system review - site plans, construction details, equipment rating sheets and Notices of Acceptance or Florida Product Approvals - with a final physical copy of drawings required prior to issuance of permits.
Among the contractor requirements the Town publishes is a Certificate of Insurance with the Town of Surfside as the certificate holder, alongside a current Florida licence, workers' compensation and liability coverage and Miami-Dade contractor registration.
Miami-Dade sits inside the HVHZ, so glazing and doors need product approval accepted for that use - and on the island the fixings, hardware and finishes that sit outboard of the waterproofing line are what actually determine how the work ages.
One open plan · 01
Full ceiling height, read vertically. In a building where the slab-to-slab dimension is fixed forever, height is the one thing worth protecting.
What the photographs show
The remodel above is an open-plan kitchen and living room, photographed once the joinery, the porcelain and the lighting were in. It opens on the vertical view, because in a building whose slab-to-slab dimension was set decades ago, ceiling height is the resource you protect rather than the one you buy.
What is possible in a shell like this is decided by the stack, the structure and the ceiling void, all of which belong to the building rather than to the unit. That is why the survey and the association's rules come before the layout, and why a design drawn without them tends to get drawn twice.
On a barrier island, the building's own programme outranks yours - and it is knowable before you start.
About the photographs: this is our own portfolio, and it is not evidence about any building in Surfside. The set carries no address, no client and no dates, so we do not say which of these are units and which are houses, and we make no claim about any of them being on or near the island.
| Room | Open-plan kitchen and living, single aspect onto a screened terrace |
|---|---|
| Kitchen | Handleless fronts with walnut wall and tall units |
| Worktops | Veined porcelain, mitred island edge, splashback in the same material |
| Lighting | Recessed downlights with concealed plinth lighting to base units |
| Bathrooms | White large-format tile, matt black brassware, lit recessed niches |
| Not documented | Municipality, address, client, contract value, dates and area |
Described only from what is visible in the photography, plus the general requirements that govern work of this kind in Miami-Dade County. The photography is shared with other municipality pages because it is one contractor's portfolio; no municipality is claimed for any frame.
Detail
The building
Recertification position, milestone inspection duty and any structural or envelope work the building is already doing. All of it is knowable before you commit, and all of it can change what a unit renovation may touch.
The wet wall
Drainage runs to a stack that is a common element. Whether a bathroom or kitchen can move at all is answered by the structure and the association before it is answered by the plan.
The envelope
HVHZ product approval narrows the choice, and a building will normally require one approved system across the whole elevation so it reads consistently.
Waterproofing
Behind a niche, under a tray, up a wall. In a stacked building a wet-area failure is not confined to your flat, which is why it is inspected rather than assumed.
Product approvals
Notices of Acceptance and Florida Product Approvals are attached for system review. Late collection is a common reason a package cannot be filed.
Access
Delivery windows, staging space, lift bookings and waste routes are set by the building and the street, not by the programme you would prefer.
Decided before the drawing
On the island the useful questions come early - who reviews the work, and what the building is already committed to. These answers come from what the Town publishes; anything specific to a building is a matter for its own record.
With the Town of Surfside Building Department at 9293 Harding Avenue. Permits run through the Town's Customer Self Service portal, with documents supplied digitally and attached for system review - site plans, construction details, equipment rating sheets and Notices of Acceptance or Florida Product Approvals - and a final physical copy of drawings required prior to issuance. The Building and Zoning counter is open for personal service from 9 a.m. until 5 p.m., Monday through Friday.
The Town administers a 40-Year Recertification Programme. It is the building's obligation rather than an individual owner's, but where a building is in or approaching that cycle it can affect what a unit renovation is permitted to touch, and when. Ask the association for your building's position.
No, they are separate. Florida law requires a milestone inspection - a structural inspection of load-bearing elements and primary structural systems - for buildings of three habitable storeys or more under the condominium or cooperative form of ownership, at 30 years and every ten years after, with the local enforcement agency able to set 25 years where local circumstances such as proximity to salt water warrant it.
It is a route the Town operates that changes who performs plan review and inspection. Whether it suits a particular project is a decision taken before drawings issue, because it shapes the package and the inspection sequence.
In a condominium, yes, and in practice it comes first. The association decides what may be altered, which trades may enter, when work may happen and how materials move through the common parts.
Miami-Dade is inside the High-Velocity Hurricane Zone, so glazing, doors and shutters need product approval accepted for HVHZ use. On the island the fixings and hardware outboard of the waterproofing line matter as much as the glass for how the work ages.
We do not publish review durations or fee figures, because both are set by the authority and change. What we can do is tell you which route and which approvals your scope needs, which is the part that actually moves the date.
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.
Wet rooms · 02
How the work runs here
Recertification position, milestone inspection duty, any live structural or envelope programme, declaration and house rules.
Town review or private provider, decided at the start because it shapes the package and the inspection sequence.
Measured survey, and an honest look at what is behind the walls rather than what the original drawings say.
What you want, tested against the stack, the structure, the acoustic requirement and the alteration rules.
Drawings, specifications, contractor licence and insurance in the form the building asks for.
Notices of Acceptance and Florida Product Approvals collected before filing, not chased afterwards.
Filed through the Town's CSS portal with documents attached digitally, and the final physical copy of drawings provided prior to issuance.
Demolition to the extent permitted, then drainage, power and structural work, inspected as the route requires.
Wet areas tanked and tested before anything covers them; then joinery, stone and porcelain, brassware and lighting.
Inspections as required, the association's own sign-off, snagging and the record set for your file.
Which approvals a project needs depends on the building, its age and form of ownership, and the scope. We confirm them for your address. We do not publish review durations or fees.
Before you buy, or before you renovate
Where a building sits in the 40-Year Recertification Programme, and whether a milestone inspection applies to it, can change what a unit renovation may touch and when. Ask the association or the Town rather than inferring it.
Structural or envelope work by the building itself will take precedence over an individual renovation, and can pause one mid-way. It is knowable in advance.
Town review or private provider. Deciding at the start shapes the drawing package and the inspection sequence; deciding late wastes both.
Wet-area moves, flooring build-ups, glazing systems, working hours and how materials reach the unit are usually set by the building rather than by you.
Notices of Acceptance and Florida Product Approvals are part of the submission here, attached for system review. Collecting them late is a common cause of a package that cannot be filed.
On the island, delivery, staging and waste routes are constrained by the building and the street. They belong in the programme rather than in a conversation on the first morning.
Which of these apply, and what each requires, is set by the building, its age and form of ownership, the declaration and the scope of work. We verify them for the specific address rather than working from a general rule, and we do not publish review durations, fees, or any conclusion about whether a given building is due recertification.
Budget
Recertification, milestone obligations and any structural or envelope programme the building is running. It can constrain, resequence or pause an individual renovation.
Relocating a kitchen or bathroom reaches the stack and the structure, both of which are common elements.
Acoustic build-ups, approved glazing systems, insurance levels, restricted hours and lift bookings all carry cost and are set by the building.
Island delivery, staging and waste routes lengthen a programme more reliably than the construction does.
HVHZ-approved glazing and doors, and the fixings and finishes that have to survive salt air.
Real, but the most controllable line in the budget and the last one that should be used to fix a number.
These weights are about sequence as much as spend. On a barrier island the two items that reorder the whole list are decided before anyone draws: where the building sits in its recertification cycle, and whether review and inspection run through the Town or through a private provider. No figure here is a fee or a quotation.
Google reviews
4.8
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Keep reading
Wind & envelope
What salt air and an island exposure do to an envelope specification, and why the approval paperwork is checked before the product is ordered.
Compliance
Notices of Acceptance and Florida Product Approvals - what they are and why they are collected before filing.
Cost guide
General cost context, without the two island variables: where a building sits in its recertification cycle, and who performs the review.
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 establish where the building sits on recertification, which review route suits the work, and what the association allows - before anyone draws anything.
