10 service categories · 100 service pages · Miami-Dade, Broward & Palm Beach
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A drawing set is
the cheapest place
to make a mistake.
Everything unresolved on paper gets resolved on site, in front of a crew, at four in the afternoon. A complete document set is not paperwork — it is the last chance to think before thinking costs money.
- Licensed, bonded & insured · CBC1265280
- 104 municipalities across 3 counties
- Design-build: permitting & construction in-house
Miami-Dade · Broward & Palm Beach Counties
ScrollWhat documents produce
Check out what a coordinated set builds.
These are Elbaz Construction projects at construction stage and complete. They are shown as the outcome of a document set, not as pages from one — we do not publish client drawings. Select any frame to open it full size.
The service, defined
Documents are the project, written down before it exists.
Construction documents and drawings are the complete set that describes what is being built: plans, elevations, sections, details, schedules and specifications, coordinated with the structural, electrical, plumbing and mechanical work, at a level of resolution a building department will review and a crew can build from.
They serve two audiences with different needs. The reviewer needs to see code compliance and will reject a set that does not show it. The crew needs to know what happens where two materials meet at three in the morning of a pour. A set that satisfies only the first is the most common and most expensive kind of incomplete.
South Florida reviews are unusually document-heavy and unusually specific. Wind design has to be shown, not asserted — pressures, opening protection and the load path through connections. Flood zones bring elevation requirements that change the drawings, not just a note on them. And where a project touches the coast or a historic district, additional review bodies each want the information their own way. A set assembled for another state gets returned here.
What is included
- Scope
- Existing conditions, design development, coordinated construction documents, schedules and specifications, permit submission support, response to plan-review comments, and issue for construction
- Delivered by
- Elbaz Construction as licensed general contractor — CBC1265280 — coordinating the licensed design professionals whose seals the set requires
- Region
- Miami-Dade, Broward and Palm Beach counties
- Typical sheets
- Cover and code data · site plan · demolition · floor plans · elevations and sections · reflected ceiling · details · schedules · structural · electrical · plumbing · mechanical
- Common uses
- Permit application · competitive bidding on like-for-like scope · construction on site · the record set kept after handover
Scope index
Everything a complete set contains.
Twelve items across four phases. The difference between a set that gets permitted and a set that gets built cleanly is items seven through ten.
Existing conditions
What is actually there, measured rather than assumed. Old drawings are a starting point and are wrong often enough that the measurement is worth its cost every time.
Code and zoning data
The applicable code edition, occupancy, construction type, setbacks, height, coverage, wind exposure and flood zone. This lives on the cover sheet because the reviewer reads it first.
Design development
The design resolved to the point where dimensions stop moving. Documenting a design that is still changing produces a set that is out of date on the day it is issued.
Floor plans and elevations
The primary drawings — dimensioned, referenced and consistent with each other, which is less automatic than it sounds once revisions start.
Sections and details
How the building goes together where materials meet. This is where a set earns its money and where a thin set costs you money later.
Schedules
Doors, windows, finishes, fixtures and equipment, listed with the information needed to order them. A schedule is what turns a drawing into a purchase.
Structural coordination
The engineer’s drawings and calculations, checked against the architectural set so the beam on one sheet is in the same place on the other.
MEP coordination
Electrical, plumbing and mechanical routed against the structure and the ceiling, rather than discovered to conflict during first fix.
Specifications
What the materials and systems actually are, and what standard the work is held to. Without it, "or equal" means whatever arrives on the truck.
Constructability review
A contractor reading the set as a builder: can this be built in this sequence, in this space, by people standing somewhere real. It catches things a design review does not.
Permit submission and comments
The set submitted, comments received and answered, and revisions issued. Answering comments well is a skill and it is where weeks are won or lost.
Issue for construction
The permitted set issued to the field, with revisions controlled so everyone is building from the same version.
From Set to Structure
Elbaz projects photographed at the stages a document set governs
We do not publish clients’ drawing sets, so this section shows the other end of the process: Elbaz Construction work at the stages where the documents are being read on site. Foundations poured, structure set, services and finishes following in the sequence the set defines.
All frames are Elbaz Construction work in South Florida. None is presented as a page from a construction document set.
Specification
What you receive
A representative deliverable list. The actual sheet count and which consultants are required depend on your scope, your jurisdiction and whether the work is structural. Sheet numbering conventions vary between design professionals.
- Cover and code data
- Project data, code edition, occupancy, construction type, wind and flood criteria, sheet index
- Site plan
- Setbacks, coverage, access, drainage and any required elevations
- Demolition drawings
- What is removed, and what is protected and retained
- Floor plans
- Dimensioned plans keyed to details and schedules
- Elevations and sections
- External appearance and the assembly through it
- Reflected ceiling plan
- Ceiling heights, lighting, diffusers and how they coordinate with structure above
- Details
- Junctions, waterproofing, flashing, thresholds and connections
- Schedules
- Doors, windows, finishes, fixtures and equipment
- Structural drawings
- Foundations, framing, connections and calculations, sealed by the engineer
- MEP drawings
- Electrical, plumbing and mechanical, coordinated with the architectural set
- Specifications
- Materials, systems and standards of workmanship
- Issued-for-construction set
- The permitted set with revisions controlled and dated
Design and material language
Five decisions that decide what your set is worth.
The choices people make early, usually on price, and what each one costs later.
Permit set or construction set
Two different documents
Seen on Elbaz projects. A construction set contains everything a permit set does, plus the details, schedules and specifications a crew needs. It costs more up front and it is what stops the questions that arrive as change orders.
Other options. A permit-only set is cheaper and legitimate, and it means every unresolved junction is decided on site by whoever is standing there. That decision is rarely cheaper than the drawing would have been.
Level of detail
How many details is enough
Seen on Elbaz projects. Enough that every non-standard junction is drawn. Waterproofing terminations, roof-to-wall junctions, thresholds and any connection the engineer has designed.
Other options. A set with a handful of generic details permits fine and transfers the design risk to the field. You find out which junctions mattered when water appears.
Coordination
Drawn together or separately
Seen on Elbaz projects. Architectural, structural and MEP checked against each other before submission, so the duct and the beam are not in the same place.
Other options. Uncoordinated sets are common because coordination is invisible work. The conflict still exists — it is just discovered by an electrician with a hole saw.
Specifications
Written or assumed
Seen on Elbaz projects. A written specification says what the material is and what standard the work meets, which is what lets three bids be compared on the same basis.
Other options. Without one, the lowest bid is usually the one that assumed the cheapest interpretation, and you cannot tell until it is installed.
Revision control
One version, or several
Seen on Elbaz projects. Dated revisions issued to everyone, with superseded sheets withdrawn, so the field is building from the current drawing.
Other options. Uncontrolled revisions are how two trades build correctly to two different drawings. The rework is always more expensive than the discipline would have been.
On what is shown. Every photograph on this page is real Elbaz Construction work in South Florida. No image on this page is a construction document, a page from a permit set, or a client drawing. The section drawing below is an original illustrative diagram drawn for this page.
Process
Nine stages, in order.
Documentation begins when the design stops moving. Documenting a design that is still being decided produces an expensive set that has to be redrawn.
What is being built, and what the documents have to achieve.
Measured survey and verification of what is there.
Applicable code, zoning limits, wind and flood criteria.
The design resolved to fixed dimensions.
Plans, elevations, sections, details and schedules drawn.
Structural and MEP integrated and checked.
The set read by a builder before it is submitted.
Filed, comments answered, revisions issued, permit obtained.
The controlled set released to the field.
Technical brief
What a reviewer is actually looking for.
Most plan-review comments are not disagreements about design. They are requests for information the set failed to show. Here is what gets asked for in this region.
Code data on the cover
Code edition, occupancy, construction type, wind speed and exposure, flood zone and design criteria. A cover sheet missing this generates comments before anyone opens the plans.
Wind design shown, not claimed
Design pressures, opening protection and the load path through connections. In this region this is the most scrutinised part of a residential set.
Flood elevation where it applies
Finished floor elevation relative to base flood elevation, with the required certifications. It affects the drawings themselves, not just a note.
Sealed drawings where required
Structural work needs a Florida-licensed engineer’s seal. Which other sheets need a seal depends on scope and jurisdiction, and getting it wrong costs a full resubmission cycle.
Energy compliance
Florida energy code documentation for the envelope and systems, submitted with the set rather than promised later.
Consistency between disciplines
The reviewer will notice when the structural plan and the floor plan disagree. So will the crew, later, at greater cost.
Accessibility where applicable
Commercial and multi-family work carries accessibility requirements that must be shown on the drawings, not assumed to be handled in the field.
Answering comments properly
Each comment answered specifically, with the revised sheet referenced and the revision clouded and dated. Vague responses generate a second round, and each round is calendar time.
Additional review bodies
Coastal, historic, HOA and utility reviews run on their own schedules and want their own information. Finding this out after submission is how projects lose a month.
Disclaimer. Requirements are set by your municipality and by the applicable Florida Building Code edition. Drawings requiring a professional seal must be prepared and sealed by a Florida-licensed architect or engineer; Elbaz Construction coordinates that work as general contractor. Nothing here is a legal opinion.
Assembly
What a construction sheet is made of.
An original illustrative diagram drawn for this page. It shows how a construction sheet is organised — it is not a real project drawing and carries no project information.
Key
- 01
- Sheet border and drawing field
- 02
- Keynote column
- 03
- General notes
- 04
- Revision block, dated
- 05
- Title block
- 06
- Sheet number and seal area
- 07
- Detail bubble, referenced to a detail sheet
- 08
- Dimension line and grid
The sheet index is the contract
It lists every sheet in the set at its current revision. If a sheet is not on the index, nobody on site knows it exists.
Every detail bubble points somewhere
A bubble referencing a detail that was never drawn is the single most common defect in a thin set, and it is always discovered by the person trying to build it.
Revisions are clouded and dated
So the field can see what changed without comparing two sheets line by line, and so the superseded version can be withdrawn.
The seal has a scope
A professional seal covers that professional’s work. It does not make the rest of the set correct, and reviewers know exactly where the boundary is.
Performance and quality
What we hold ourselves to.
No sheet count, drawing scale, turnaround or fee is claimed on this page. Those are set per project, against your scope and your jurisdiction.
- Measured, not assumed
- Existing conditions verified on site before anything is drawn over them.
- Code data resolved first
- Applicable code, wind and flood criteria established before the design is documented.
- Disciplines coordinated
- Architectural, structural and MEP checked against each other before submission, not after.
- Details actually drawn
- Every detail bubble points at a detail that exists.
- Schedules complete enough to order from
- Doors, windows, finishes and equipment listed with the information a purchase order needs.
- Read by a builder before filing
- A constructability review by the people who will build it, which catches what a design review does not.
- Comments answered specifically
- Each review comment answered with the revised sheet referenced, to avoid a second cycle.
- Revisions controlled
- Dated, clouded and issued to everyone, with superseded sheets withdrawn.
Cost and timeline
The eleven things a real number is built from.
We do not publish fees for documentation. The variable is not how many sheets you want — it is how much of the project has to be resolved, and which licensed professionals your scope requires.
| # | Variable | Why it moves the number |
|---|---|---|
| 01 | Project scope and size | Floor area and complexity, which drive sheet count and coordination effort. |
| 02 | New build or existing | Existing buildings need survey and verification, and they produce surprises that new construction does not. |
| 03 | Structural content | Whether an engineer is required, and how much of the project they have to design. |
| 04 | MEP content | How much mechanical, electrical and plumbing design the scope carries, and whether it needs its own consultants. |
| 05 | Level of detail chosen | Permit-minimum against a full construction set — the single largest choice available to you. |
| 06 | Specification writing | Whether a written specification is produced or the drawings are expected to carry it. |
| 07 | Jurisdiction | Review depth and submission requirements differ across Miami-Dade, Broward and Palm Beach municipalities. |
| 08 | Additional review bodies | Coastal, historic, HOA or utility review each add submissions and revisions. |
| 09 | Flood zone | Elevation requirements and certifications add drawing content and consultant input. |
| 10 | Anticipated comment rounds | A more complete set costs more to produce and usually costs less in review cycles. |
| 11 | Revision scope during construction | Changes after issue, which are cheapest when there are fewest of them. |
Question index
Straight answers about construction documents.
Fifteen questions on what a set contains, who seals it, what reviewers ask for, and where documentation saves or costs money.
What is the difference between a permit set and a construction set?
A permit set contains what the building department needs to approve the work. A construction set contains that plus the details, schedules and specifications a crew needs to build it without asking. Both are legitimate; only one of them answers the question that comes up at the junction nobody drew.
Do I really need drawings for a small project?
If it needs a permit, it needs drawings — the question is how many. For genuinely small like-for-like work the set can be short. The moment structure, layout or services change, the set grows, and trying to keep it short is a false economy.
Can I use the drawings from my last project?
As a starting point, yes; as a submission, no. Code editions change, sites differ, and wind and flood criteria are location-specific. Reviewers here recognise a recycled set quickly.
Who has to seal the drawings?
Structural work requires a Florida-licensed engineer’s seal. Which other sheets need an architect’s or engineer’s seal depends on the scope and the jurisdiction. Elbaz Construction is a licensed general contractor and coordinates the licensed design professionals whose seals your set requires.
Does a seal mean the whole set is correct?
No. A seal covers that professional’s own work within their discipline. It does not certify the rest of the set, and reviewers know precisely where that line falls.
Why did my plans get rejected?
Usually because something was not shown rather than because something was wrong. Missing code data, wind design not demonstrated, an unsealed sheet that needed a seal, or disciplines that contradict each other. All of them are avoidable and all of them cost a review cycle.
How many comment rounds should I expect?
It depends on the jurisdiction and the completeness of the set — which is exactly why we will not quote a number here. The controllable variable is how thoroughly the set is prepared and how specifically the comments are answered.
What makes South Florida reviews different?
Wind design has to be demonstrated with pressures, opening protection and a connection load path. Flood zones bring elevation requirements. Coastal and historic districts add review bodies. A set prepared for another state will be returned.
What is a schedule and why does it matter?
A list — doors, windows, finishes, fixtures — with the information needed to order each item. It is what converts a drawing into a purchase order, and it is what lets two bids be compared on the same basis.
Do I need written specifications?
For anything you intend to competitively bid, yes. Without them "or equal" means the cheapest interpretation, and the difference between bids is not scope, it is assumption.
What is a constructability review?
A contractor reading the set as a builder rather than as a designer: can this be built in this sequence, in this space, with access for a person and a tool. It catches conflicts a design review will not.
How long does documentation take?
It depends on scope and on how settled the design is. The honest constraint is that documenting a design that is still changing takes longer and costs more than documenting one that is fixed.
What happens if we change something during construction?
A revision is drawn, dated and issued, and superseded sheets are withdrawn. If the change affects permitted work it may need a revision submitted to the building department before it is built.
Is a fuller set worth the extra fee?
Almost always, and it is easiest to see in reverse: every junction not drawn is decided on site under time pressure. Those decisions arrive as change orders and they are never cheaper than the drawing would have been.
Who owns the drawings when the project is finished?
That is set by your agreement with the design professional who prepared and sealed them, and it is worth agreeing in writing before work starts rather than after. Keep the issued-for-construction set — it is the record of what was built.
Four things worth looking for in a set.
The photography on this page is real Elbaz Construction work at construction stage. It is shown as what a document set produces, not as an example of a document set.
Observations
- 01
- Every bubble lands somewhere
Pick three detail references at random and find the details. If one is missing, assume more are, and assume the field will find them. - 02
- The disciplines agree
Put the structural plan beside the floor plan and check the same things are in the same places. Disagreement here becomes a stopped crew. - 03
- The schedules are orderable
Read one row of the door schedule and ask whether you could buy that door from it. If not, someone on site will be choosing it for you. - 04
- The revision block is current
Dated revisions, clouded changes, and a sheet index that matches what you were sent. This is how you know everyone is building the same building.
Credentials and delivery
Six verifiable reasons, and no badges.
Nothing here is an award or a membership we cannot substantiate. The licence number is public and checkable. Sealed drawings are prepared by the licensed design professionals we coordinate.
Licensed general contractor
CBC1265280 — certified building contractor, bonded and insured, coordinating the design professionals a sealed set requires.
Documents read by the builder
The set is reviewed by people who will be on site with it, before it is filed.
Local review experience
Miami-Dade, Broward and Palm Beach submissions, and the wind and flood content each expects.
Coordination taken seriously
Architectural, structural and MEP checked against each other rather than stapled together.
Details drawn, not deferred
Junctions resolved on paper where a revision costs an hour instead of a day.
Continuity into construction
The same contractor can build what was documented, so nothing is lost between the set and the site.
Google reviews
In their words, unedited.
Reviews are quoted verbatim from the Elbaz Construction Google Business Profile. They describe the company as a whole — none refers specifically to documentation services.
★★★★★
“They are great at communicating and finding ways to streamline the work.”
Omri B · Google review
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Elie Elancry
Service Areas
Proudly serving homeowners across Miami-Dade, Broward and Palm Beach
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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
Adjacent work Elbaz delivers under the same licence.
Start here
Resolve it on paper.
Tell us what you are building and where. We will tell you what the set has to contain, which seals it needs, and what your jurisdiction will ask for.
What happens next
- 01
- We call or email within one business day, Sunday to Friday.
- 02
- A scoping conversation: what is being built, where, and what exists already.
- 03
- A written documentation scope naming the deliverables and the consultants required.
- Useful to have
- Your address, any existing drawings or surveys, and your HOA or association documents if they apply.
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.
Draw it before you build it.
It costs less every time.
Coordinated construction documents, permit submission support and issued-for-construction sets across Miami-Dade, Broward and Palm Beach, coordinated by a licensed general contractor.
