Luxury custom homes.
Built to code.
Finished to yours.

No. It is often better to talk first — what a parcel allows, its flood zone, its setbacks and its access all shape what you can build and what it will take to build it. That is worth knowing before you commit to land.

Not necessarily. Some clients arrive with a full set of drawings; others start with a site and an idea. We work either way, and we coordinate with the architect and structural engineer from whichever point you are at.

As involved as you want to be. Luxury builds typically include frequent scheduled on-site walk-throughs and regular coordination meetings with the architect, interior designer and contractor together, rather than the more occasional check-ins common on a standard build.

Primarily structural complexity — long spans, cantilevers, elevators — plus premium and often imported finish materials, large-format impact glass systems, and frequently waterfront-specific requirements. Published industry guides put fully custom luxury builds in South Florida commonly in the $500 to $1,000+ per square foot range, above a standard custom home’s typical $250 to $450. Those are third-party directional figures, not our quote.

Because it is a different scope of engineering and material, not a markup. Structural steel for long spans and elevators, imported and natural stone, large-format impact glass with its own structural support, and waterfront requirements all add real cost.

Not before we have seen the lot and the drawings. What we will do is give you a written, itemised scope with allowances named and quantified, so you can see where the number comes from and what would move it.

Yes, but they need heavier, approved track systems specifically engineered and tested for High-Velocity Hurricane Zone or Wind-Borne Debris Region requirements, plus dedicated structural support for their weight and span. It is not a standard sliding door assembly.

Yes. Removing interior load-bearing walls means roof and upper-floor loads have to be carried by structural steel or engineered long-span beams instead, which needs a structural engineer to design and a contractor experienced in coordinating that kind of framing.

It does. Fasteners, hardware and structural connectors are specified corrosion resistant throughout on coastal lots, because standard components degrade faster in direct exposure than they do even a few blocks inland.

It varies by county and municipality. Broadly, published permitting sources put plan review at around six to ten weeks in Miami-Dade, four to eight in Broward and four to six in Palm Beach, with the whole Miami-Dade process commonly six to twelve weeks. Those are typical ranges, not commitments — we will not promise you a date the building department controls.

Often, yes. Many waterfront lots carry a higher required finished floor elevation above Base Flood Elevation than inland lots — some coastal municipalities require two to three feet of freeboard against the more common one-foot minimum — plus corrosion-resistant specifications given direct saltwater exposure.

Dock and seawall work typically involves separate permitting from the home itself, often with its own environmental and structural review, and has to be sequenced alongside construction so site access, equipment staging and utility work do not conflict.

Realistically, eighteen months to two and a half years or more from permit to completion, driven by architectural complexity, long-lead procurement on premium and imported materials, and the tighter finish tolerance luxury construction demands. Your programme comes from your drawings, not from an average.

A general contractor holding the licence, with site supervision and the trades sequenced under it. You get one point of contact rather than a list of numbers.

Final inspections, and a certificate of occupancy. The Florida Energy Conservation Code also requires a blower-door test confirming envelope leakage of no more than seven air changes per hour before that certificate is issued.

A completed punch list, commissioned systems, the certificate of occupancy, and the closeout package — approvals, product documentation and warranty paperwork — handed over together.

Mostly the things that face the weather. Rinse glazing tracks and weep holes, watch for hairline cracking at stucco openings, check dock fasteners annually, and keep standby power on its service schedule. None of it is onerous; all of it is easier scheduled than remembered.

Warranty terms are set out in your contract and in the manufacturer documentation for the products installed, and both are handed over as part of the closeout package. We will walk you through what is covered and by whom before you sign.