Frequently Asked Questions

Most construction work in Miami-Dade — including structural changes, electrical, plumbing, mechanical, additions, and many kitchen and bathroom remodels — requires a permit. We handle the permitting process for you: preparing documents, submitting the application, and coordinating inspections so the work stays compliant.

Your licensed general contractor should pull the permits, in their name and under their license. If a contractor asks you to pull an owner-builder permit for work they’re doing, treat it as a warning sign — it shifts code and legal liability onto you and often signals they aren’t properly licensed for the job.

It varies by scope and how complete the application is. Straightforward projects often clear initial review in roughly 5–10 business days, while larger or more complex jobs can take a few weeks before review even begins. The most common cause of delay is incomplete or incorrect submittal documents — which is why we prepare them carefully up front.

Unpermitted work in Miami-Dade can trigger code-enforcement fines and stop-work orders, and it can block the sale or refinancing of your home until it’s resolved. Unpermitted work may also not be covered by insurance. If it’s discovered, you generally have to legalize it after the fact — often at greater cost than permitting it correctly the first time.

You apply for an “after-the-fact” permit, which legalizes work that was already done without one. It typically requires drawings of the existing work, possible exposure of concealed areas (like opening a wall) for inspection, and payment of the permit fee plus penalties. A licensed contractor can document the existing conditions and shepherd it through review.

Purely cosmetic work generally doesn’t need a permit — painting, wallpaper, flooring over an existing subfloor, cabinet and countertop swaps that don’t move plumbing, and minor trim. Anything structural, electrical, plumbing, mechanical, or that changes the building’s footprint or use almost always does. When in doubt, confirm before you start.

In Miami-Dade’s High-Velocity Hurricane Zone (HVHZ), new and replacement windows must have approved opening protection — either impact-rated windows and doors or a code-approved shutter system. For new construction and window replacements, this protection is required to pass inspection. Impact-rated products carry a Miami-Dade Notice of Acceptance (NOA) showing they meet the standard.

Timelines vary by project. Most commercial renovations run about 4 to 12 weeks, kitchen and bathroom remodels about 6 to 10 weeks, larger home remodels about 8 to 14 weeks, and new home construction about 6 to 12 months. Permitting and material lead times affect the schedule, and we share a realistic timeline up front.

A full home remodel in Miami typically takes about 4 to 8 months from permit to completion, depending on the size of the house and scope of work. Permitting, material lead times, and inspections all affect the schedule, and hurricane season (June–November) can add a few weeks through material and inspection delays. We give you a realistic timeline before work begins.

Early fall through late fall — roughly September to November — is often the best window to start a remodel in Miami. Permit offices tend to be less backed up and crews are more available between the summer and spring peaks. Starting outside peak hurricane season also reduces the risk of weather- and material-related delays.

In most cases, yes. We phase the work, protect the areas being renovated, and keep the job site clean and safe each day to minimize disruption for your family.

A full house remodel in Miami typically runs about $105 to $400+ per square foot in 2026, with most mid-range whole-home projects landing between $148 and $225 per square foot. For a 3,000 sq ft home that is roughly $315,000 to $1,200,000, depending on scope and finishes. These are the ranges we quote as a licensed Miami general contractor. Miami costs run well above the Florida average because of High-Velocity Hurricane Zone code, impact-rated materials, and demand for skilled labor.

Building a single-family home in Miami-Dade starts around $250 per square foot in 2026 and commonly runs $350 to $800+ per square foot in the High-Velocity Hurricane Zone counties. Luxury custom homes and Biscayne Bay waterfront builds go well beyond that. These figures cover vertical construction only — not land, permits, impact fees, or site work, which are budgeted separately.

A kitchen remodel in Miami typically costs $20,000 to $75,000, based on what we quote across Miami-Dade in 2026. Cabinetry, countertops, and appliances drive most of the number, and whether the layout moves plumbing or gas decides where you land in that range. Any layout change that touches plumbing, electrical, or gas also requires a permit, which adds to the timeline as well as the cost.

A bathroom remodel in Miami generally runs $10,000 to $35,000 in our experience as a licensed Miami general contractor, with primary and spa baths at the top of that range. Tile selection, glass, fixtures, and whether the plumbing layout changes are the biggest cost drivers. Most full bathroom remodels require a permit because they involve plumbing and usually electrical work.

We provide a clear, itemized estimate before any work begins — scope by trade, material allowances for tile, cabinetry, and fixtures, permits, and a milestone payment schedule. Seeing the allowances is what lets you compare our number against another bid honestly, because the lowest bid usually wins by leaving something out.

Miami-Dade builds to the state’s strictest High-Velocity Hurricane Zone code, which requires impact-rated windows and doors, engineered connections, and inspected structural work. Add high demand for skilled labor, elevated insurance costs, coastal logistics, and busy permit offices, and the same project generally costs more here than in inland Florida. The upside is a home built to withstand hurricane-force wind.

Impact windows in Miami typically cost $18,000 to $28,000 for a home with around 15 openings, and in most cases they pay for themselves over time. They satisfy High-Velocity Hurricane Zone opening-protection code, earn the maximum opening-protection insurance credit — commonly $1,000 to $3,500 a year in South Florida — and count toward the My Safe Florida Home grant, so part of the cost can be offset. Installing outside peak season (roughly January through April) also avoids the demand crunch.

The state’s My Safe Florida Home program generally requires an owner-occupied single-family home with a homestead exemption and an insured value within program limits, plus a free wind-mitigation inspection first. The program then matches your spending toward approved improvements like impact windows, doors, and roof-to-wall connections. A critical rule: don’t start the work before approval, or you can be disqualified.

Wind mitigation refers to construction features that help a home resist hurricane wind — roof shape, roof-to-wall connections, roof deck attachment, and opening protection like impact windows. A licensed inspector documents these on a state wind-mitigation form, and Florida insurers apply premium credits for qualifying features. Stronger opening protection and connections typically earn the larger credits.

Often, yes. An accessory dwelling unit (ADU) — a secondary living unit such as a converted garage or a small standalone home — is allowed in many situations, subject to lot size, parking, and utility requirements. A Florida law directs local governments to permit ADUs in single-family zones by December 1, 2026. We confirm what your specific lot and zoning allow before design.

We serve Miami and much of northeast Miami-Dade and southern Broward, including Aventura, Ojus, Hollywood, Golden Beach, Bal Harbour, North Miami, North Miami Beach, Hallandale Beach, and Fort Lauderdale.

Yes. We build and renovate both commercial spaces — offices, retail, tenant build-outs, and pools — and residential properties, from kitchen and bathroom remodels to additions and custom homes.

Yes. Contact us with your project details and we will schedule a consultation to review your goals, answer your questions, and outline the next steps. Call (786) 746-7674 or send a message through our contact form.

You work directly with our small, local team rather than through layers of management. Benjamin's civil engineering background and GC license mean fewer surprises, cleaner coordination, and projects built to last — delivered exactly as promised, on time.