All New Construction Custom Home Construction Design-Build New Homes Energy-Efficient New Home Construction Ground-Up Multi-Family Construction Lot Development & Site Prep Luxury Custom Home Construction Modular & Prefab Construction New Construction Permitting Second-Story Additions Spec Home Building
All Residential Remodeling Aging-in-Place / Universal Design Remodel Condo Renovation Full-Service Home Renovation Historic Home Renovation Home Additions Home Office Conversion Interior Design-Build Remodel Multi-Generational Home Remodel Storm Damage Restoration Remodel Whole-Home Renovation
All Commercial Remodeling Commercial ADA Compliance Remodel Commercial Property Renovation Hospitality & Hotel Renovation Medical & Dental Office Remodel Multi-Family Common Area Renovation Office Build-Out Restaurant Build-Out Retail Space Renovation Tenant Improvement Construction Warehouse & Industrial Renovation
All Kitchen Remodeling Custom Cabinetry Full Kitchen Remodel Kitchen Cabinet Refacing & Replacement Kitchen Countertop Installation Kitchen Island Installation Kitchen Layout & Design Luxury Kitchen Remodel Open-Concept Kitchen Remodel Outdoor Kitchen Construction Small & Galley Kitchen Remodel
All Bathroom Remodeling ADA & Accessible Bathroom Remodel Bathroom Vanity & Storage Remodel Bathtub-to-Shower Conversion Full Bathroom Remodel Luxury Bathroom Remodel Powder Room Remodel Primary/Master Bath Suite Remodel Small Bathroom Remodel Spa Bathroom Remodel Walk-In Shower Conversion
All Roofing Flat & Low-Slope Roofing Metal Roofing New Construction Roofing Roof Coating & Maintenance Roof Inspection & Wind Mitigation Roof Repair Roof Replacement Shingle Roofing Storm & Hurricane Roof Damage Repair Tile Roofing
All Windows & Doors Entry Door Replacement French Door Installation Garage Door Replacement Hurricane-Rated Window Systems Impact Door Installation Impact Window Installation Sliding Glass Door Replacement Storefront & Commercial Glass Systems Window & Door Repair Window Replacement (Non-Impact / Standard)
All Flooring Commercial Flooring Custom Flooring Design Flooring Removal & Subfloor Repair Hardwood Flooring Installation Kitchen & Bathroom Flooring Luxury Vinyl Plank Flooring Outdoor & Pool Deck Flooring Porcelain Flooring Installation Terrazzo Restoration Tile Flooring Installation
All Exterior Remodeling Composite Decking Exterior Painting & Stucco Repair Landscape Hardscape Design Outdoor Kitchen & Living Space Outdoor Living Renovation Paver Driveway Installation Paver Patio Installation Pergola Installation Pool Deck Pavers Wood Deck Construction
All ADUs / Garage Conversions ADU Design-Build ADU Permitting & Zoning Attached ADU Addition Detached ADU Construction Garage Remodel (Non-ADU)Garage-to-ADU Conversion Mother-in-Law Suite Construction Rental ADU / Income Property Construction Studio ADU Construction Two-Story ADU Construction
All services
Projects
Design
Permits
Blog
Financing
Contact
About
All Miami-Dade County 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
All Broward County 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
All Palm Beach County 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
FAQs

Every product
approved.
Every detail
inspected.

New construction permitting for South Florida. We assemble the drawings, the engineering, the product approvals and the notices into one submittal your building department can actually approve — then carry it through review, inspection and certificate of occupancy as the general contractor of record.

Start a Permit Review See the Submittal Set

Licensed, bonded & insured · CBC1265280
104 municipalities across 3 counties
Design-build: permitting & construction in-house

Miami-Dade · Broward & Palm Beach Counties

Scroll

Close-up of the welded steel stair stringer and tread plates before treads and railings are fitted

00 00 00

Division 00 — Submittals

A permit is not
paperwork. It is a
materials decision.

In Miami-Dade and Broward every product that forms part of the building envelope has to be approved before it can be drawn, and drawn before it can be installed. Glass, doors, roofing, anchors, railings, even the fasteners holding them — each one carries an approval document with a tested pressure rating and an anchor schedule the installer must follow exactly.

Double-height great room at drywall stage with the two-storey window wall glazed and a scissor lift on the slab

Two-storey window wall glazed and dried in, drywall taped — the stage at which every product on the elevation has already been approved, drawn and anchored to its schedule.

That is what makes permitting a construction discipline rather than an administrative one. The submittal set is where the building's materials are chosen, evidenced and locked; plan review is where a stranger checks that choice against the code; inspection is where the field is checked against the drawing. Get the material decisions right at submittal and the rest of the build has somewhere firm to stand. Get them wrong and every correction cycle afterwards is spent re-proving a product that was never suited to the site.

We prepare and carry the whole package as the general contractor of record: survey and site plan, architectural and structural drawings, mechanical, electrical, plumbing and energy compliance, the product approval binder, the recorded notices, the fees, then every inspection through to the certificate of occupancy.

2 of 3

counties we build in sit inside the High-Velocity Hurricane Zone

Miami-Dade and Broward are designated HVHZ under the Florida Building Code. Palm Beach is not, and uses a different approval path for the same products.

1 set

of drawings has to satisfy zoning, building, structural, MEP and energy

Five separate reviewers read the same submittal for different things. A drawing that answers only one of them is a correction cycle waiting to happen.

104

municipalities across the tri-county area, each with its own front counter

The Florida Building Code is statewide. Submittal format, fee schedule, portal and inspection scheduling are local, and they are not interchangeable.

Interior corridor at drywall stage with framed door openings and a marked-up stud bay

01 33 00

Division 01 — Submittal components

What a permit package is actually made of

Six documents, each produced by a different discipline, each with its own failure mode. They are listed here in the order a reviewer opens them.

Wide view of the new-construction site with the house shell complete and the lot still un-graded

Boundary survey & site plan

Establishes where the building is allowed to sit.

A current signed and sealed boundary survey is the base drawing everything else is measured from. The site plan places the structure inside the setbacks, records lot coverage and impervious area, sets finished floor against the flood elevation for the parcel, and shows drainage, driveway connection and utility runs.

Suitability. Required on every ground-up submittal, without exception.

Maintenance. Surveys age. Most departments want one prepared or recertified recently enough to reflect current conditions on the parcel.

Produced byFlorida-licensed surveyor

Signed & sealedYes

DrivesSetbacks, coverage, finished floor

Common rejectionStale survey; missing impervious calc

Architectural drawings

Describes the building the code will be read against.

Floor plans, elevations, sections, wall types, door and window schedules, life-safety and accessibility where they apply. The window and door schedule is the hinge between architecture and product approval: every opening is numbered here and every number has to resolve to an approved product later.

Signed & sealedArchitect or engineer of record

Key sheetOpening schedule

Common rejectionSchedule that does not match the approvals

Structural steel stair stringer with welded tread plates, temporary shoring still in place

Structural engineering

Proves the building stands up to the wind the site will see.

Foundation, masonry, tie beams and columns, steel, roof framing, and the connection details that transfer uplift from roof to footing. The engineer establishes the design wind pressures for the parcel from its coordinates, exposure category and the building's risk category — and those pressures are the number every product approval is then checked against.

Signed & sealedFlorida PE

SetsDesign pressures for the envelope

Common rejectionConnection details missing at a load path

Great room interior showing taped drywall, recessed lighting layout and punched window openings

MEP & energy compliance

Shows the building can be served and will perform.

Electrical, plumbing and mechanical drawings, load calculations, and the Florida Energy Code compliance package for the building's envelope, glazing and equipment. Sub-trade permits are normally issued alongside the master building permit, each pulled by its own licensed trade contractor.

TradesElectrical · plumbing · mechanical

IncludesEnergy compliance package

Common rejectionGlazing area that fails the energy model

Close-up of the corner glazing head detail, protective film and setting-block markers still on the glass

Product approval binder

Evidences every regulated product on the envelope.

One approval document per product, current at the date of submittal, with the specific configuration, size limit and design pressure the drawing calls for — plus the installation instructions and anchor schedule the approval is conditional on. Inside the HVHZ this normally means a Miami-Dade Notice of Acceptance; outside it, a Florida Product Approval.

One perWindow, door, roof, skylight, railing

Must matchSize, configuration, pressure

Common rejectionExpired approval; pressure below demand

Garage bay opening of the new residence with the door assembly not yet installed

Notices, fees & recordings

Makes the permit legally issuable and the lien position clear.

Permit application, contractor licence and insurance verification, the recorded notice of commencement required under Florida's construction lien law before the first inspection on most permitted work, plus permit, impact and utility connection fees, which are set locally and change.

Recorded withCounty Clerk

BeforeFirst inspection on most work

Common rejectionUnrecorded or superseded notice

08 00 00

Project record 01 — craftsmanship

Where the approvals meet the wall

One ground-up residence, photographed on a single day at the stage that matters most to a permit: structure closed, envelope glazed, drywall taped, nothing yet covered up. Every detail below is a place where a drawing, an approval and a trade had to agree.

Three-quarter view of a new custom home under construction, showing the cantilevered upper terrace and the full-height window wall — The house at dry-in. Stucco complete, glazing set and still carrying its factory protective film, upper terrace cantilevered over the entry.

Glazing head, corner assembly

Head detail at the two-storey corner. The film and the small white setting-block markers are still on the glass — the units have been set and squared but not yet cleaned down.

Close-up of the stacked mullion joint between the upper fixed lites and the lower slider head

09 00 00

Project record 01 — material analysis

A white box, a dark frame, and nothing else

The palette on this house is deliberately short. Read across the frames above and there are only four materials doing any visual work — which is exactly why the detailing has to be right, because there is nothing for a sloppy junction to hide behind.

Wall

Smooth white stucco

The whole exterior is one continuous smooth-finish stucco in a flat white, carried over the parapet and returned into every opening reveal. There is no trim, no band course and no change of colour anywhere on the elevation, so the only shadow lines the building has are the ones the geometry makes: the reveal depth at each opening, the underside of the cantilever, and the parapet edge.

Openings

Dark-framed aluminium glazing

Every opening is a dark, near-black aluminium frame with a large glass area and very narrow sightlines. On the two-storey elevation the units are stacked — fixed lites above, operable assemblies below — with the stack joint expressed as a single horizontal line straight across the facade. The canal side is a multi-panel slider with a pocket jamb, so the frame disappears into the wall when it is open.

Structure

Exposed steel, on purpose

The stair is a welded steel stringer with tread plates, left visible in the photographs at this stage, and a slim steel column carries the outer corner of the terrace cantilever. The structure is not decorative here, but it is not hidden either: both members sit in the finished sightlines and will read in the completed rooms.

Interior

Level-finish drywall, taped and floated

Inside, the walls are taped and floated ready for a level finish, with the returns blocked out around each opening and the recessed lighting already set out in the ceiling. The double-height great room takes its light from a two-storey window wall on one side and punched openings on the other, so the wall finish is going to be read in raking light across its full height.

What the sequence shows is a building where the envelope decisions were settled before the wall was closed. The glazing sizes, the stack joint, the slider pocket, the cantilever column and the parapet drip are all things that have to be right on the drawing and in the approval binder months before anyone can photograph them.

Corner glazing and multi-panel sliding door assembly opening onto the canal — Corner glazing and the canal-side slider, seen from inside at dry-in.

Upper-floor room at drywall stage with an open mezzanine edge and a scissor lift — Upper floor at drywall stage, open mezzanine edge to the double-height space.

Close-up of the multi-panel sliding glass door, its pocket jamb and the recessed threshold track

08 51 13

Division 08 / 07 / 05 — approved products

The product approval explorer

Seven regulated components, the documents each one needs, and what choosing it actually changes. Select a component to read its specification; all of it is in the page whether you click or not.

08 51 13

Impact window systems

Aluminium or vinyl frame, laminated impact glazing

Laminated glass with an interlayer that holds the pane together after impact, in a frame anchored to a tested schedule. Inside the HVHZ, openings must resist both large- and small-missile impact or be protected.

AppearanceNarrow dark or white frames; the glass carries a faint interlayer tint and a permanent etched approval mark in one corner.

DurabilityThe glazing is the tested element; frame finish and hardware are what age first in salt air.

MaintenanceRinse frames and sills, keep weep holes clear, re-lubricate rollers and locks; keep the approval document with the house file.

SuitabilityAny conditioned opening. Fixed lites and large spans favour aluminium; small openings suit vinyl where approved.

Cost influenceHigher than a non-impact unit plus shutters at purchase; removes the need to deploy anything before a storm and is usually the stronger insurance position.

South FloridaCoastal exposure raises design pressure sharply. Corner and high-elevation openings often need a higher-rated unit than the same window elsewhere on the same house.

Common useStandard on ground-up residential across the tri-county area.

Approval neededMiami-Dade NOA inside the HVHZ; Florida Product Approval otherwise. Configuration, maximum size and design pressure must all match the schedule on the drawing.

08 44 00

Project record 01 — pairings

Four junctions that decide how the building reads

Materials are chosen in pairs. Each row below puts the wide condition next to the junction it depends on, from the same documented project as the record above — no second site is mixed in, because none was photographed.

Side elevation of a new-construction residence with the parapet roof edge and second-floor window openings glazed

Close-up of the stucco return around the two-storey window opening with protective film still fitted

Rear quarter view of the new home showing the corner glazing assembly and finished stucco

Close-up of the parapet roof edge showing the stucco return and the metal drip flashing

Two-storey new-construction residence in South Florida, stucco complete and impact glazing installed with factory protective film still in place

Close-up of the cantilevered terrace soffit, its recessed lighting cans and the steel column

All eight frames come from the same ground-up residence recorded on 2026-05-07. Nothing here is a before-and-after and nothing is composited.

01 45 00

Division 01 — quality control

Ten stages, each with something to prove

Permitting is not a phase that finishes before construction starts — it runs the whole length of the job. Each stage below names the quality-control check that closes it and the failure it is there to prevent.

Site review & feasibility

Walk the parcel with the survey, the zoning designation and the flood map together. Establish setbacks, height and coverage limits, flood elevation and the utility connections that exist.

Quality check

Zoning envelope confirmed in writing before design hours are spent.

Prevents

Designing a building the parcel is not permitted to hold.

Measurement & base drawings

Survey data becomes the base sheet. Existing grades, easements and encroachments are drawn, not assumed, and finished floor is set against the required elevation.

Quality check

Every dimension on the site plan traces to the sealed survey.

Prevents

A slab poured at the wrong elevation, which cannot be corrected later.

Front elevation of the two-storey new-construction house seen from the sand lot before final grading

Product selection & approval matching

Openings are scheduled and each one matched to a product whose approval covers that configuration, that size and at least the design pressure the engineer calculated.

Quality check

Line-by-line audit of schedule against approval, before submittal.

Prevents

The single most common correction: a product that cannot legally fill the opening it was drawn into.

Engineering & document assembly

Structural, MEP and energy packages are coordinated against the architectural set so the same wall is the same thickness on every sheet.

Quality check

Cross-discipline check on wall types, openings and load paths.

Prevents

Three consultants each internally correct and mutually contradictory.

Submittal & plan review

The package is filed with the authority having jurisdiction and tracked through zoning, building, structural, MEP and energy review.

Quality check

Named owner for every open comment, with a dated response log.

Prevents

A correction sitting unanswered in a portal nobody is watching.

Permit issue & notices

Fees paid, licences and insurance verified, notice of commencement recorded, permit card and approved drawings posted on site.

Quality check

Approved set on site matches the set the inspector will carry.

Prevents

Building from a superseded drawing — the most expensive mistake on this list.

Foundation, structure & rough inspections

Footing and slab, tie beam and column, framing, then rough electrical, plumbing and mechanical, each inspected before it is covered.

Quality check

Photograph and log every connector and embed before concealment.

Prevents

Opening a finished wall to prove a strap that was actually there.

Envelope: glazing, dry-in & detailing

Openings glazed to the anchor schedule in the approval, roof dried in, flashing and barrier lapped in the right order at every head, jamb and sill.

Quality check

Anchor type, spacing and edge distance verified against the approval on site.

Prevents

A correctly approved window installed with the wrong fastener, which voids it.

Protection & finishes

Glass keeps its factory film, thresholds and tracks stay covered, finished surfaces are protected while the trades that damage them are still working.

Quality check

Protection removed only at handover, and damage logged the day it happens.

Prevents

Paying twice for a surface that was finished too early.

Close-up of taped and floated drywall joints against a two-storey window opening

Final inspections & certificate of occupancy

Every sub-permit closed, final building inspection passed, and the certificate of occupancy issued by the building department.

Quality check

Closeout file: permit card, approvals, warranties, as-builts, all handed over.

Prevents

An open sub-permit found years later during a sale.

01 31 00

Division 01 — authority coordination

Planning, permits and product approvals

The same building, submitted in three different counties, meets three different front counters. What follows is what actually varies, and what does not.

What is the same everywhere

The Florida Building Code is adopted statewide, so the technical requirements a drawing is measured against do not change at a city line.
Signed and sealed drawings by Florida-licensed professionals are required for ground-up construction.
A licensed contractor of record holds the permit and is accountable for the work matching the approved plans.
Inspections must be called and passed in sequence, and work cannot be concealed before its inspection.
A certificate of occupancy is issued only after final inspection.

What changes at the county line

Miami-Dade and Broward are inside the High-Velocity Hurricane Zone; Palm Beach is not. That changes which product approvals are acceptable for the envelope.
Submittal format, portal, fee schedule and inspection scheduling are all local.
Impact, concurrency and utility connection fees are set by the jurisdiction and are revised periodically.
Some municipalities layer design or architectural review on top of building review; others do not.
Broward operates a county-wide board of rules and appeals that administers code interpretation across its municipalities.

Wind-rated systems

Design pressures come from the parcel: its coordinates, exposure category, building height and risk category. Corners and high elevations see more than the field of a wall. Every envelope product then has to be rated at or above the pressure calculated for its own location on the building, not the building's average.

Product approvals

Inside the HVHZ the usual evidence is a Miami-Dade Notice of Acceptance; elsewhere in Florida a Florida Product Approval. Either way the document has to be current at submittal, cover the exact configuration and size drawn, and be installed strictly to the anchor schedule it is conditional on.

Flood elevation & drainage

Finished floor is set against the flood requirement for the parcel, and the site plan has to show where water goes. On coastal and canal lots this interacts with seawall, dock and grading approvals that may sit with a different agency.

Moisture & coastal exposure

Salt air drives finish and corrosion specifications for connectors, hardware and railings. Wind-driven rain drives the lap sequence at every opening. Both are specification decisions made at submittal, not site decisions.

Substrate & preparation

Masonry, concrete and framing all have to be ready and inspected before the products they carry arrive. A slab out of level or an opening out of square turns an approved window into an unapprovable installation.

HOA and design review

Where a community association or an architectural review board has jurisdiction, its approval is separate from and additional to the building permit, and it usually has its own submittal calendar. It is worth starting first because it is the one nobody can expedite.

Inspection requirements

Structural, envelope and trade inspections happen in a fixed order and each one gates the next. The practical constraint on a build programme is usually inspection sequence, not labour.

Revisions and closeout

Changes after issue are filed as revisions to the permit, not built first and documented later. At the end, every sub-permit has to be closed, or the open one surfaces at sale.

Timelines are deliberately not promised here. Review duration depends on the jurisdiction, the completeness of the submittal and current volume at the counter, and any figure quoted on a web page would be out of date before it was useful. We give a scheduled estimate for your specific parcel and scope, in writing, before you commit.

01 25 00

Division 01 — substitutions

Three decisions worth understanding before you file

Each of these is a genuine choice with a real trade-off in both directions. Nothing below is presented as the obvious answer.

Compared onMiami-Dade NOAFlorida Product Approval

Appearance

No visual difference — the same product may hold both.

No visual difference; the etched mark on glazing differs.

Where it is accepted

Accepted throughout Florida, and required by many reviewers for HVHZ work.

Accepted statewide, but only HVHZ-validated entries work inside Miami-Dade and Broward.

Testing behind it

HVHZ protocols including large- and small-missile impact and cyclic pressure.

Statewide standards; HVHZ-valid entries carry the same impact testing.

Durability implication

None directly — it evidences performance rather than causing it.

Same.

Installation complexity

Anchor schedule is part of the approval and is enforced literally at inspection.

Same principle; schedules differ by manufacturer.

Cost influence

Products carrying an NOA are often priced above the same manufacturer’s non-HVHZ line.

Wider product choice, which can reduce cost outside the HVHZ.

Best use

Any envelope product going into Miami-Dade or Broward.

Palm Beach and the rest of the state.

Limitation

Expires and is revised; an out-of-date NOA is a rejection.

Not every listing is HVHZ-valid — that has to be checked, not assumed.

07 27 00

Technical record — drawn, not photographed

How an approval becomes a wall

There is no third photographed project on this page, because there is no second documented ground-up permitting job in the library to show honestly. Rather than pad the page with unrelated work, this section draws the thing the photographs cannot show: the layers behind the finish, and the chain that puts them there.

Drawn diagram, produced for this page. It is a generic illustration of a typical South Florida masonry wall assembly and of the approval chain — not a construction detail for any specific project, and not a photograph of completed work.

Concrete masonry unit

Structural wall; cells grouted and reinforced where the engineer calls for it.

Weather-resistive barrier

Continuous behind the lath, lapped shingle-fashion so water always runs out over the layer below.

Metal lath & fasteners

Mechanically fixed at the spacing the assembly standard requires; the fastener is part of the system.

Scratch, brown & finish coats

Three coats. The finish coat is the only one anybody sees and the least important structurally.

Opening: flashing sequence

Sill pan first, then jambs, then head — lapped in that order or the detail is decorative.

Window unit & anchors

Set into the prepared opening and fixed strictly to the anchor schedule named in the product approval.

01 · Test

A product is tested to a protocol at a specific size and configuration.

02 · Approve

An approval document is issued, listing the configurations, size limits and design pressures that were proven.

03 · Specify

The engineer calculates the pressure demand at that location on this building.

04 · Match

The opening schedule names a product whose approval covers that configuration at or above that pressure.

05 · Install

The installer follows the anchor schedule in the approval, exactly.

06 · Inspect

The inspector checks the installed condition against the approved drawing and the approval document.

01 21 00

Division 01 — allowances

What moves the number, and what happens after

No fixed prices are published here. Permit, impact and connection fees are set by each jurisdiction, revised on their own schedule, and calculated from your specific scope — a figure on a web page would be misleading. These are the variables that actually move it.

What moves the number

Valuation and scope

Most permit fees are calculated from the declared construction value, so square footage and specification level drive the base figure directly.

Jurisdiction

Fee schedules differ between the tri-county authorities and between municipalities inside them. The same house is not the same fee everywhere.

Impact and connection fees

Roads, schools, parks, water and sewer connection charges are separate from the building permit and are often the larger number on a ground-up project.

Existing site conditions

Flood elevation, drainage, seawall or dock, tree protection, and existing utilities can all add reviews and therefore reviewers.

Engineering depth

Long spans, cantilevers, steel and complex load paths mean more engineering, more detail sheets and more to review.

Product complexity

Oversized glazing assemblies and non-standard configurations take more approval matching and sometimes site-specific engineering.

Additional reviews

HOA or architectural review, historic districts, coastal agencies and environmental review each add their own path.

Revision cycles

Every correction round costs calendar time and, in some jurisdictions, a resubmittal fee. This is the cost a thorough pre-submittal audit is aimed at.

What happens after issue

Permit validity

Permits do not last indefinitely. They generally require work to commence and inspections to occur within set intervals, and can lapse if a job goes quiet — reactivation is possible but it is an application, not a phone call.

Revisions

Changes to approved work are filed as a revision before the work is built. Retroactive approval is the expensive route and is not always available.

Closeout

Every sub-permit under the master permit has to reach a final inspection. An open sub-permit is invisible until a title search finds it.

The house file

Product approvals, warranties, the permit card, approved drawings and as-builts belong together in one place. This file is what makes a future insurance question, wind-mitigation inspection or sale straightforward.

Long-term value

A clean, closed permit history with documented approved products is the evidence a buyer, an insurer and an appraiser all ask for. It is the part of the build that keeps returning value long after the finishes date.

01 32 00

Site record

What the stage in this footage means

The sequence is assembled from photographs of the same documented residence, at the moment the permit becomes physical.

Envelope closed, nothing concealed

Glazing set, roof dried in, drywall taped. Structural connections have already been inspected — this is the last stage at which the building can still be checked against its drawings without opening anything.

Protective film still on the glass

Factory film stays on until the trades that can damage glass are finished. It is a protection decision, and it also tells you the units have not been swapped since delivery.

Temporary works still in place

Shoring at the stair and lifts on the slab. The building is complete enough to inspect and not yet complete enough to occupy.

What comes next

Finishes, trim, the guards on the terrace and the stair, final trade inspections, then final building inspection and the certificate of occupancy.

Questions we are actually asked

Miami-Dade's High-Velocity Hurricane Zone status means every exterior product needs Notice of Acceptance verification on top of standard plan review, and the county's overall submission volume runs high. Combined, that generally pushes review timelines to six to ten weeks, longer than Broward or Palm Beach.

It's Miami-Dade County's own product approval, required — in addition to or instead of the statewide Florida Product Approval — for exterior building products used within the High-Velocity Hurricane Zone, which covers Miami-Dade and Broward. It confirms the specific product passed HVHZ-specific wind and impact testing.

Yes, using a licensed private provider under Florida's statutory framework can compress plan review to as little as 24 to 48 hours and allow on-demand inspection scheduling, for an additional fee beyond standard county charges. It's a legitimate, commonly used option on schedule-sensitive projects.

Not exactly, but a rejected or corrections-required submission typically adds two to four weeks per revision cycle as the corrected plans go back through review. This is why a thorough pre-submittal audit matters — it's aimed at avoiding that cycle in the first place.

The current 8th Edition code has been in effect since December 31, 2023, and the 9th Edition is expected to take effect around December 31, 2026. If your project's permitting timeline is running close to that date, it's worth discussing the sequencing with us directly rather than guessing.

Sub-trade permits for electrical, plumbing, mechanical, and sometimes roofing are typically issued alongside or under the master building permit, each requiring their own licensed trade contractor and their own inspections, but coordinated as one overall permit package.

A final building inspection has to pass, confirming the completed structure matches the approved plans and all required sub-inspections have been closed out, after which the local building department issues the Certificate of Occupancy.

The general contractor of record, who holds the permit, is responsible for the work matching what was approved — that accountability is part of why we manage the permitting and inspection process directly rather than treating it as a formality handled elsewhere.

Qualifications

Why bring the permit to us

Licensed general contractor

CBC1265280 — licensed, bonded and insured. The permit is held by the contractor who is also building the job.

Design-build under one roof

Design, engineering coordination, permitting and construction are managed in-house, so a review comment goes straight to the person who can answer it.

Product approval discipline

Openings are matched to approvals line by line before submittal, which is where the most common correction cycle is avoided.

Tri-county experience

Miami-Dade, Broward and Palm Beach, across 104 municipalities — including the HVHZ requirements that apply in two of the three.

Coordination, not hand-off

Surveyor, architect, engineer and trade contractors are coordinated against one drawing set rather than briefed separately.

Inspection management

Inspections are called, attended and logged in sequence, and concealed work is photographed before it is covered.

Accountability on record

As contractor of record we are responsible for the work matching the approved plans — which is why we do not treat permitting as paperwork.

Closeout you can use later

Approved drawings, product approvals, warranties and as-builts handed over as one file for the life of the house.

Verified Google reviews

What clients say

Published reviews from the company Google Business Profile, quoted as written.

After I've been Looking for a good company to renovate my house , I found those guys! These people are super professional super honest super Fast !! Don't hesitate to Rent their service! They are number one!!

carmit cohen

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

We hired them to renovate our investment property and they provided exceptional quality service for an affordable price!

Shir Partush

I highly recommend them for home improvement. They renovated my master bathroom and a few upgrades for other guest bathrooms. They are very professional, courteous and transparent. They are great at communicating and finding ways to streamline the work. Sean has impeccable project management and customer relationship management skills. Very pleased with the work!

Omri B

They are amazing! 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. I highly recommend them!

Lee Morali

Needed remodeling of my master bathroom in my house. After calling around and dealing with a bunch of unexperienced companies I found Elbaz construction and gave them a call. Just from the ease of communication and friendly talk I've had with the owner I knew this was going to be the company I was going to hire. They came 2 days later and started remodeling my bathroom and knocked it out in a timely manner. Great service, great communication, and amazing work. Will definelty refer and reuse this company for any future remodeling I might need.

Itzick Manasherov

Read every review on Google

00 31 00

Project files

Inspection stages, photographed on a canal build.

Two groups from one canal-front house under construction, plus three interior scenes from renovation jobs. Each shows a stage that a permit and its inspections control.

3Projects shown

10Photos

PROJECT 01

A double-height great room at drywall stage

A double-height great room on a canal-front house. Large black-framed windows, a sliding door wall and a loft balcony are in place, drywall is hung and taped, and a scissor lift is parked inside. Walls like these are closed only after rough-in inspections have passed.

Scope of work

Rough-in inspections before drywall
Window and sliding door openings
Double-height wall framing
Loft balcony structure
Drywall hanging and taping
Scissor-lift access

Materials & finishes

DrywallBlack window framesSliding glass doorsTaped jointsLoft railing

What to look for in the photos

Look at the window wall. Every opening was ordered against a product approval and checked at inspection, before the drywall went up around it.

Elbaz Construction project photo · 4 photos

PROJECT 02

Stair hall, hallway and the lot before work

Three views from the same canal-front job: a framed hallway with hung drywall, a double-height stair hall with a steel floating stair under scaffolding, and the vacant lot before construction with its concrete seawall and docked boats.

Scope of work

Steel stair fabrication and anchoring
Interior framing and drywall
Scaffolding for tall walls
Seawall and lot survey before work
Door framing

Materials & finishes

Steel stairDrywallScaffoldingConcrete seawallFramed doorways

What to look for in the photos

Compare the bare lot with the finished-framing views. The same lot survey that is filed with the permit set also drives where the stair, walls and seawall setback land.

Elbaz Construction project photo · 3 photos

PROJECT 03

Prep stages from three renovation jobs

A collection of three interior photos from renovation jobs, not new construction. They show drywall patches being finished behind plastic, a room with ladder, tape and floor protection, and large-format porcelain tile being installed. They show stages that inspectors expect to see done in sequence.

Scope of work

Drywall repair and finishing
Dust barriers and floor protection
Large-format tile layout
Temporary work platforms
Surface prep before finish

Materials & finishes

DrywallPainter's tapePlastic sheetingPorcelain tileFloor protection

What to look for in the photos

Look for the protection: plastic, tape and covered floors. It is the same discipline a permitted job needs, because covered work cannot be inspected.

Collection: photos from several Elbaz Construction jobs · 3 photos

Typical shares

Where permitting effort goes.

The cost of getting approved, split by task, and the usual sequence in weeks. Shares are of the permitting scope, not the whole build.

Where a typical permitting budget goes

Architectural and structural drawings28%
Survey, soils, civil14%
MEP, energy, product approvals16%
Permit and impact fees18%
Plan review responses10%
Special inspections and testing9%
Flood and environmental reports5%

Typical shares of the permitting scope only; building size, location and review path move them.

From parcel to permit, in weeks

Parcel and zoning check

Survey and soils

Drawings and engineering

Submit and plan review

Comments and resubmittal

Permit issued and start

Inspections through C.O.

Inspections

Week 0Week 40Week 80

Review time depends heavily on the jurisdiction and on how complete the first submittal is.

What the approvals touch

Four drawings of the paper trail.

Where permit requirements become physical details on site.

The approvals timeline

From zoning check and surveys through plan review, permit, construction inspections and the certificate of occupancy. Each stage has records to file and a sign-off.

Flood elevation, paper to fill

The permit set states the finished floor elevation against the flood map. Fill, stem walls and an elevation certificate later confirm the house was built to it.

Design pressure on a window

A window is approved for a stated wind pressure, pushing in and pulling out. The permit set matches each opening's location to a product rated for it.

Straps that inspectors record

Roof-to-wall connectors are inspected during construction, and their details later appear on the wind mitigation report that insurers review.

Sets, revisions and inspections.

Questions about the paperwork that only come up once you are in the process.

Ask us directly

What drawings and reports go into a permit set?

Site plan and survey, architectural plans and elevations, structural drawings sealed by an engineer, mechanical, electrical and plumbing plans, energy-code compliance forms, product approvals for windows, doors and roofing, and, where needed, soils and flood documentation. Missing pieces cause rejection or comments, so we assemble them together before the first submittal.

What are special inspections, and who pays for them?

Special inspections are independent checks of certain structural items, such as concrete strength, reinforcing steel or fastening, and they are required by the plans or the building department. The owner usually contracts the inspector directly, or through us as a pass-through. Reports are filed with the building department and are required for final approval.

What is the difference between a permit revision and a change order?

A permit revision changes the approved drawings and goes back to the building department for review. A change order changes the contract's scope or price between you and us. A change can need both, such as moving a wall or an opening, and we handle them together so the field work matches the approved plans.

Can I swap a window or door brand after the permit is issued?

Only if the new product has its own approval for the same wind zone and pressure rating, and the building department accepts the substitution. Inspectors compare what is on site with the approved documents. A substitution without approval can fail inspection and force removal, so we submit a revision before ordering the alternate.

What happens when an inspection fails?

The inspector lists the corrections, and work in that area stops until they are fixed and the inspection is rescheduled. Most failures are small, such as a missing strap, a clearance or a missing document. We correct them promptly, photograph the fix and keep the report in the file. Repeated failures can delay the schedule.

Does a waterfront parcel add approvals?

Often. Waterfront lots may involve seawall and dock review, setbacks from the water, tidal or environmental agencies, special flood-zone requirements and sometimes a coastal construction line. The county and the state may have a say. We check the parcel early because these approvals can run in parallel with design if started in time.

What happens if my permit expires?

A permit is valid for a limited time and lapses if work stops or inspections do not progress. Many jurisdictions allow an extension if you request it in time and show the project is active. Letting one lapse can mean reapplying, updating the drawings to the current code and paying again, so we track dates.

What is a wind mitigation inspection on a new home?

It is a report that documents the roof shape, roof deck attachment, roof-to-wall connections, opening protection and secondary water resistance. Insurers use it to price a policy. On new construction the details are visible during framing and roofing, so we photograph them and keep the records for the inspector.

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.

00 00 01

Start here

Send us the parcel.
We will tell you
what it will take.

A permit review starts with the property, not with a price. Give us the address and what you intend to build and we will come back with the approvals your envelope will need, the reviews your jurisdiction will run, and a written programme for the submittal.

What happens next

Within one business day

A named person calls you back — not an automated sequence.

First conversation

Parcel, zoning designation, intended scope and whether an association or review board has jurisdiction.

What we send

A written scope for the submittal package, the consultants it needs, and the reviews we expect it to pass through.

No obligation

The review conversation is free and does not commit you to a construction contract.

Useful to have ready

The property address or folio number
A survey, if you already have one
Any sketches, plans or renderings
Whether an HOA or review board has jurisdiction
Your intended start window

LicenceCBC1265280

CoverBonded & insured

AreaMiami-Dade · Broward · Palm Beach

RoleGeneral contractor of record

Thanks — that came through.

Your enquiry has been sent to the Elbaz Construction team. A member of the team will call you back within one business day.

Every productapproved.Every detailinspected.

A permit is notpaperwork. It is amaterials decision.

What a permit package is actually made of

Boundary survey & site plan

Architectural drawings

Structural engineering

MEP & energy compliance

Product approval binder

Notices, fees & recordings

Where the approvals meet the wall

Glazing head, corner assembly

A white box, a dark frame, and nothing else

Smooth white stucco

Dark-framed aluminium glazing

Exposed steel, on purpose

Level-finish drywall, taped and floated

The product approval explorer

Impact window systems

Sliding & multi-panel doors

Entry & pivot doors

Roof assemblies

Structural connectors & anchors

Stucco, lath & weather barrier

Guards, railings & screens

Four junctions that decide how the building reads

Stucco meets glass

Glass meets glass

Wall meets sky

Slab meets terrace

Ten stages, each with something to prove

Site review & feasibility

Measurement & base drawings

Product selection & approval matching

Engineering & document assembly

Submittal & plan review

Permit issue & notices

Foundation, structure & rough inspections

Envelope: glazing, dry-in & detailing

Protection & finishes

Final inspections & certificate of occupancy

Planning, permits and product approvals

What is the same everywhere

What changes at the county line

Wind-rated systems

Product approvals

Flood elevation & drainage

Moisture & coastal exposure

Substrate & preparation

HOA and design review

Inspection requirements

Revisions and closeout

Three decisions worth understanding before you file

How an approval becomes a wall

Concrete masonry unit

Weather-resistive barrier

Metal lath & fasteners

Scratch, brown & finish coats

Opening: flashing sequence

Window unit & anchors

What moves the number, and what happens after

What moves the number

Valuation and scope

Jurisdiction

Impact and connection fees

Existing site conditions

Engineering depth

Product complexity

Additional reviews

Revision cycles

What happens after issue

Permit validity

Revisions

Closeout

The house file

Long-term value

What the stage in this footage means

Envelope closed, nothing concealed

Protective film still on the glass

Temporary works still in place

What comes next

Every product
approved.
Every detail
inspected.

A permit is not
paperwork. It is a
materials decision.

Send us the parcel.
We will tell you
what it will take.