10 service categories · 100 service pages · Miami-Dade, Broward & Palm Beach
View all services
In Weston the safety clock
now starts at twenty-five years,
not forty.
Licensed general contracting, construction and remodeling in the City of Weston — where Broward’s inspection programme was revised to begin at twenty-five years of age, and where a project runs either entirely through the City or entirely through a private provider.
- Licensed, bonded & insured · CBC1265280
- 104 municipalities across 3 counties
- Design-build: permitting & construction in-house
Miami-Dade · Broward & Palm Beach Counties
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
Work on buildings that already exist.
Accessory space, lofts, kitchens and flooring built by Elbaz Construction across South Florida — the work a city of maturing houses tends to need. None of the properties shown is in Weston. Select any frame to open it full size.
The city, defined
A city whose buildings just got fifteen years older.
For decades the Broward safety inspection was a forty-year milestone, and it felt like somebody else’s problem in a city built largely in the 1990s. That changed. The Broward County Board of Rules and Appeals revised the programme to be consistent with Florida law, and the City states the major change plainly: buildings are now required to have that initial inspection at twenty-five years of age instead of forty. A great deal of Weston crossed that line without moving.
That reframes what a renovation here is for. When a building is going to be looked at formally, the work you were planning anyway — the roof, the openings, the balcony, the electrical service — stops being discretionary improvement and starts being preparation. The sensible order is to know what the inspection will ask before deciding what the project should include.
The second thing Weston publishes is a genuine choice about who does the reviewing. Under the state private-provider statute the City will discount its building department fees by twenty-five per cent if you use private inspections, and by fifty per cent if you use private plan review and inspections together. It then closes the obvious loophole: a project goes City or private, not both, and additional permits at a property with an open private-provider permit follow the same track — in the City’s words, to avoid gaps or conflicts in responsibility.
We work across Miami-Dade, Broward and Palm Beach, so a Broward inspection programme and a private-provider election are decisions we have made with clients before rather than researched on their job.
What is included
- Initial safety inspection
- At 25 years of age, revised from 40
- Authority
- Broward County Board of Rules and Appeals
- Statutory basis
- F.S. 553.899
- Private inspections only
- Building department fees discounted 25%
- Private review and inspections
- Discounted 50%
- The rule on mixing
- City or private — not both
Scope index
What we build here
Grouped by how each category relates to the two things Weston publishes: the twenty-five year inspection and the private-provider election. What a particular scope requires is the Building Official’s determination — this is the structure, not a determination.
Roof replacement
On a building approaching or past twenty-five years, the roof is among the first things a structural review looks at. Doing it ahead of the inspection rather than after a report is the cheaper order.
Window and door replacement
Openings are both an envelope question and a documentation one. Where a building is being inspected anyway, having current product approvals on file is worth more than usual.
Balcony, railing and structural repair
Structural elements are the reason the programme exists. This is the category where finding out early changes the budget most.
Electrical service work
Electrical is one of the two disciplines a safety inspection covers, and service equipment of a certain age tends to be where reports land.
Kitchen renovation
Electrical, plumbing and mechanical in one room, which also makes it a natural candidate for the private-provider election when programme certainty matters.
Bathroom renovation
Plumbing and electrical, and on an older building often the first place concealed conditions appear.
Accessory and garage conversion
Adding habitable space brings structure, services and egress together, and it is the scope most likely to justify a private plan review on timing grounds.
Flooring and interior finishes
Substrate and threshold work is building work. On a house being prepared for inspection it is usually the last trade rather than the first.
Whole-home renovation
This is where the all-or-nothing rule matters most. Choose City or private before the first application, because additional permits at the property will follow whichever track is open.
What accessory and loft work looks like completed
Nine frames, separate South Florida projects
Adding usable space to an existing property is the scope that most often brings structure, services and egress together — and on a building near its safety milestone, it is the scope worth planning around that milestone.
These nine frames are separate South Florida projects by Elbaz Construction, not one project and not a Weston property. Select any frame to open it full size.
Specification
The two decisions that shape a Weston project
Read from the City’s Building Code Services, Private Provider Program and 25-Year or Older Building Inspection Safety Program pages on 2026-08-16.
- The Broward County Board of Rules and Appeals
- Adopted the revised Building Inspections regulations, formerly the 40-Year Inspection Program, to be consistent with F.S. 553.899.
- The twenty-five year milestone
- The City states the major change is that buildings are now required to have that initial inspection at 25 years of age instead of 40.
- The City Building Department
- The default route: City plan review and City inspections, with no discount and no election required.
- A private provider, inspections only
- Under 553.791(2b) F.S., building department fees discounted by 25%. Other city department fees are not discounted.
- A private provider, review and inspections
- Under 553.791(2)(a), electing private plan review requires private provider inspections as well. Building department fees discounted by 50%.
- The all-or-nothing rule
- A project can go City review and inspections, or private review and inspections, but not both. Any other arrangement must be requested in writing by the property owner and approved by the Building Official.
- The other departments, and the clock
- The statutory 5 or 10-business day review period does not include plan review time required by City Utility, Flood Plain Ordinance, Planning, Streets & Storm Water, R.O.W. or site grade/fill review. The private route shortens one queue, not all of them.
- Pre-registration
- Private providers must pre-register with the City with their licence, firm details and insurance, together with the documents required by the statute and the Notice to Building Official.
Design and material language
The decisions that follow from the two rules
Five choices shaped by the twenty-five year programme and the private-provider election.
The review route
A once-per-project decision
Shaped by what Weston publishes City or private, elected before the first application and carried by every additional permit at that property while one is open.
Other options. Decide on programme certainty and cost together. The 50% discount is real, but so is the cost of the provider you are hiring.
Structural elements
What the programme looks at
Shaped by what Weston publishes Railings, balconies, and anything carrying load are the subject of a safety inspection rather than an aesthetic choice.
Other options. If the building is near twenty-five years, get the structural picture before you fix the finishes budget.
Electrical service and distribution
The other half of the programme
Shaped by what Weston publishes Electrical is the second discipline the inspection covers, and older service equipment is where reports commonly land.
Other options. Scope electrical honestly rather than minimally on a building of this age.
Envelope and openings
Documentation as much as product
Shaped by what Weston publishes Product approvals for rated assemblies matter more when a building is under formal review.
Other options. Keep the approvals with the project record, not just with the installer.
Finishes and joinery
Last, deliberately
Shaped by what Weston publishes On a building being prepared for inspection, finishes are the trade that should not start until the structural and services picture is settled.
Other options. Sequence them last. Redoing finishes because a structural report arrived late is the most avoidable cost on this kind of job.
On what is shown. Nothing here is a determination. The Building Official decides what a scope requires and whether an alternative arrangement is approved, and the safety programme is administered by Broward County — so this page describes the decisions, not their outcomes.
Process
How we run a project here
Eleven steps. The route election comes early because it governs every permit that follows.
The scope, the address, and the age of the building.
We establish where the property sits against the twenty-five year milestone, because it changes what a sensible scope includes.
City or private provider, decided on cost and programme together and settled before the first application.
Where the private route is chosen, pre-registration with the City and the Notice to Building Official.
Drawn as one coordinated set, with structural and services scope resolved before finishes.
Utility, flood plain, planning, streets and storm water, right of way and site grade reviews identified early, because the statutory clock excludes them.
Through the City’s ePermits portal on the elected track.
Issued, with the programme rebuilt around the real dates.
On the elected track, City or private, consistently.
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 or inspected.
Technical brief
What the City publishes, and what it says exactly
Nine references, each read off an official City source on 2026-08-16.
Forty years became twenty-five
"The Broward County Board of Rules and Appeals (BORA) adopted new regulations for Building Inspections (formerly known as the 40-Year Inspection Program). Per BORA, the Program was revised to be consistent with the requirements of Florida law, F.S.553.899. The major change to the program is that buildings will now be required to have that initial inspection at 25 years of age instead of 40."
Private inspections: 25% off
"In accordance with 553.791(2b),f.s. owners who have selected to use private providers for inspection services will have building department fees discounted by 25%. All fees will be listed, and the 25% discount will be subtracted from the total of building fees (other city department fees are not discounted)."
Private review and inspections: 50% off
"In accordance with 553.791(2)(a), owners who have selected to use private plan review will also need to select private provider inspections. If private review is selected, the Building Department fees will be discounted by 50%."
City or private, not both
"a project can either go city review/inspections or can choose private review/inspections but not both. A project is defined as all work proposed, including any accessory permits required in addition to the main (new or addition/alteration) permit. Any other arrangement must be requested in writing by the property owner and approved by the Building Official."
And the reason the City gives
Additional permit applications at a property with an open private provider review/inspection permit "will be issued with private provider review/inspection, to avoid gaps or conflicts in responsibility."
What the statutory clock excludes
"The 5 or 10-business day review period required by 553.791(8b) f.s. shall not include plan review time required by other departments for local ordinance compliance. These include City Utility Department Plan Review, City Flood Plain Ordinance Plan Review, City Planning Department Review, City Streets & Storm Water Department Review, and City R.O.W. Plan Review, and City site grade/fill review."
Providers register before they act
"Private Providers shall pre-register with the City by emailing… their name, license, firm, address, phone and email. Attach the supporting documents required by FS 553.791 and the Notice to Building Official of Use of a Private Provider," including qualifications and proof of required professional liability insurance, kept current.
Where permits and inspections happen
Permit applications are submitted through the City of Weston’s ePermit Portal, and inspections along the construction process are scheduled through the same portal.
A Quick Permit programme exists
The City publishes a Quick Permit route with its own application and requirements packet. We have not read the eligibility list, so this page says only that it exists — ask the Building Department whether your scope qualifies.
Disclaimer. Nothing on this sheet is a determination about a specific property. The Building Official decides what a scope requires.
Assembly
One fork you choose, one clock you do not.
An indicative diagram of the City’s published structure, not a determination. The Building Official decides what a scope requires and whether any other arrangement is approved.
Key
- 01
- Scope defined
- 02
- Review route elected — City or private
- 03
- Private provider pre-registered, if elected
- 04
- Other department reviews run in parallel
- 05
- Permit issued
- 06
- Inspections on the elected track
- 07
- Certification, and the 25-year programme thereafter
Elect before the first application
Additional permits at a property with an open private-provider permit are issued the same way, so the first decision sets the rest of the project.
You cannot buy only the fast half
Electing private plan review requires private provider inspections too. The City states the reason: to avoid gaps or conflicts in responsibility.
The discount is on building department fees only
Both the 25% and the 50% apply to building department fees. Other city department fees are not discounted.
The statutory clock is narrower than it looks
The 5 or 10-business day period excludes utility, flood plain, planning, streets and storm water, right of way and site grade or fill review. Those queues are unchanged by the election.
The provider registers before the project does
Pre-registration with licence, firm details, qualifications and professional liability insurance comes first, and the information has to be kept current.
Twenty-five years arrives without warning
The milestone is a property fact, not a project one. It is worth knowing your building’s age before you decide what a renovation should cover.
Preparation, not decoration
Where a safety inspection is due, the useful work is structural, envelope and services. South Florida projects by Elbaz Construction; neither property is in Weston.
Performance and quality
How we work
Eight commitments, each one a direct consequence of something this City publishes.
- We check the building’s age first
- Twenty-five years is now the milestone, and it changes what a sensible renovation should include.
- The route is elected deliberately, once
- City or private, decided on cost and programme together and settled before the first application — because every later permit follows it.
- We present the discount honestly
- 25% or 50% on building department fees only, against the cost of the provider you are engaging. It is a calculation, not a saving.
- We map the other reviews early
- Utility, flood plain, planning, streets and storm water, right of way and site grade sit outside the statutory clock, so they are identified at the start.
- Structure and services before finishes
- On a building facing a safety inspection, that order is the difference between one project and two.
- Product approvals stay with the record
- A building under formal review benefits from documentation that is findable years later.
- Broward practice
- This is a Broward city under BORA, and submissions are prepared to that practice.
- 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 percentages here are the City’s published private-provider discounts. No fee schedule was opened, and the figure that matters is current on the day you file. These are the variables that move a price.
| # | Variable | Why it moves the number |
|---|---|---|
| 01 | Which review route you elect | 25% or 50% off building department fees, against the cost of the private provider. The net can go either way depending on the project. |
| 02 | Whether the building is at or past twenty-five years | It changes what the sensible scope includes, and sometimes what the sequence has to be. |
| 03 | What a safety inspection turns up | Structural and electrical findings are the ones that move a budget, and they arrive as a report rather than as a choice. |
| 04 | How many other department reviews apply | Utility, flood plain, planning, streets and storm water, right of way and site grade each run on their own time outside the statutory clock. |
| 05 | Number of trades | Each brings its own application and its own inspections, whichever track you are on. |
| 06 | Structural intervention | Removing or altering structure brings engineering, and engineering brings its own review and inspection sequence. |
| 07 | Product approvals | Rated assemblies for openings carry their own documentation and lead times in Broward County. |
| 08 | Existing conditions | What is behind the finishes on a house of this age is the largest genuine unknown on most renovation projects here. |
| 09 | 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.
Is it still a forty-year inspection?
No. The City publishes the change directly: the Broward County Board of Rules and Appeals adopted new regulations for Building Inspections, formerly known as the 40-Year Inspection Program, revised to be consistent with Florida law F.S. 553.899, and "the major change to the program is that buildings will now be required to have that initial inspection at 25 years of age instead of 40."
What does that mean for my renovation?
Mostly it changes the order. If a formal look at the building is coming, the structural, envelope and electrical work you were considering stops being optional improvement and becomes preparation. Establishing what the inspection will ask before fixing the finishes budget is the cheaper sequence, and it is the one we recommend on any building near the milestone.
Can I hire my own plan reviewer?
Yes, and Weston publishes real terms for it. Using private providers for inspection services discounts building department fees by 25%. Electing private plan review requires private provider inspections as well, and discounts building department fees by 50%. Both discounts apply to building department fees only — other city department fees are not discounted.
Can I use a private reviewer but keep City inspections?
No. The City is explicit: a project can go City review and inspections, or private review and inspections, but not both. It defines a project as all work proposed, including accessory permits alongside the main permit, and states that any other arrangement must be requested in writing by the owner and approved by the Building Official. The stated reason is to avoid gaps or conflicts in responsibility.
Does the private route guarantee a faster permit?
It shortens one queue, not all of them, and the City says so. The 5 or 10-business day review period required by statute "shall not include plan review time required by other departments for local ordinance compliance", and it lists them: City Utility, Flood Plain Ordinance, Planning, Streets & Storm Water, Right of Way, and site grade or fill review. Anyone promising you a fixed total turnaround has not read that sentence.
What does the provider have to do first?
Pre-register with the City — name, licence, firm, address, phone and email, with the supporting documents required by the statute, the Notice to Building Official, the qualifications of the provider and their duly authorised representatives, and proof of professional liability insurance, all kept current.
Where do applications and inspections happen?
Through the City of Weston’s ePermit Portal, for both submitting the application and scheduling the inspections that follow.
What is a Quick Permit?
The City publishes a Quick Permit route with its own application and requirements packet. We have not read the eligibility list, so we are not going to tell you what qualifies — ask the Building Department whether your scope does. Knowing it exists is the useful part.
Which codes apply?
The City’s Building Code and Permitting Services enforces the Florida Building Code and Broward County regulations, and handles plan review, inspections and the issuance of certificates of occupancy. The Broward County Board of Rules and Appeals is the county authority, which is what makes Broward practice differ from Miami-Dade’s.
Which route do you usually recommend?
Neither by default. We cost both — the discount against the provider’s fee, and the realistic programme once the other department reviews are counted — and put the numbers in front of you. On a small single-trade job the City route is often simpler; on a larger project where timing is the constraint, the private route can earn its fee.
Have you built in Weston?
The photographs on this page are South Florida projects by Elbaz Construction and none of them is claimed as a Weston 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 or the County, not by a contractor.
Observations
- 01
- How old the building is
Twenty-five years is now the initial safety inspection milestone, and it changes what a sensible scope includes. - 02
- Which review route you want
City or private, and it has to be settled before the first application because every later permit follows it. - 03
- Which other department reviews apply
Utility, flood plain, planning, streets and storm water, right of way and site grade sit outside the statutory clock. - 04
- Whether any permit is already open at the property
An open private-provider permit determines how the next one is issued.
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 cost both review routes
The discount against the provider’s fee, and the honest programme once the other department reviews are counted.
We check the age before the scope
On a city of 1990s houses, the twenty-five year milestone is the fact that should shape the brief.
We read the City’s own material
Every regulatory statement here was taken from an official City source and is attributed to it.
We say what we do not know
No fee schedule, no Quick Permit eligibility list and no staff names appear here, because we did not establish them from a primary source.
Honest photography
Every image here is a real Elbaz Construction project in South Florida, captioned for what it actually shows. None is claimed as a Weston property.
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
Service Areas
Proudly serving homeowners across Miami-Dade, Broward and Palm Beach
- Aventura
- Bal Harbour
- Bay Harbor Islands
- Biscayne Park
- Coral Gables
- Cutler Bay
- Doral
- El Portal
- Florida City
- Golden Beach
- Hialeah
- Hialeah Gardens
- Homestead
- Indian Creek
- Key Biscayne
- Medley
- Miami
- Miami Beach
- Miami Gardens
- Miami Lakes
- Miami Shores
- Miami Springs
- North Bay Village
- North Miami
- North Miami Beach
- Opa-locka
- Palmetto Bay
- Pinecrest
- South Miami
- Sunny Isles Beach
- Surfside
- Sweetwater
- Virginia Gardens
- West Miami
- Coconut Creek
- Cooper City
- Coral Springs
- Dania Beach
- Davie
- Deerfield Beach
- Fort Lauderdale
- Hallandale Beach
- Hillsboro Beach
- Hollywood
- Lauderdale-by-the-Sea
- Lauderdale Lakes
- Lauderhill
- Lazy Lake
- Lighthouse Point
- Margate
- Miramar
- North Lauderdale
- Oakland Park
- Parkland
- Pembroke Park
- Pembroke Pines
- Plantation
- Pompano Beach
- Sea Ranch Lakes
- Southwest Ranches
- Sunrise
- Tamarac
- Weston
- West Park
- Wilton Manors
- Atlantis
- Belle Glade
- Boca Raton
- Boynton Beach
- Briny Breezes
- Cloud Lake
- Delray Beach
- Glen Ridge
- Golf
- Greenacres
- Gulf Stream
- Haverhill
- Highland Beach
- Hypoluxo
- Juno Beach
- Jupiter
- Jupiter Inlet Colony
- Lake Clarke Shores
- Lake Park
- Lake Worth Beach
- Lantana
- Loxahatchee Groves
- Manalapan
- Mangonia Park
- North Palm Beach
- Ocean Ridge
- Pahokee
- Palm Beach
- Palm Beach Gardens
- Palm Beach Shores
- Palm Springs
- Riviera Beach
- Royal Palm Beach
- South Bay
- South Palm Beach
- Tequesta
- Wellington
- Westlake
- West Palm Beach
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
- Southwest Ranches
- Pembroke Pines
- Cooper City
- Davie
Start here
Start a Weston project
Tell us the scope, the address and the age of the building. We will tell you what the twenty-five year programme means for it, and cost both review routes so the election is a decision rather than a default.
What happens next
- 01
- We call or email within one business day, Sunday to Friday.
- 02
- An age and route check: where the building sits against the twenty-five year milestone, and what each review route would cost and take.
- 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
- The year the building was completed, any previous City permits, and any safety inspection correspondence you have received.
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 age.
Then choose the route.
Design coordination, City submittals, permitting and construction under one licensed general contractor — in the City of Weston and across Miami-Dade, Broward and Palm Beach counties.
