Questions homeowners ask before signing a contract.

A licensed Florida general contractor holds a state-issued license (CGC, CBC, or CRC, depending on scope) from the Department of Business and Professional Regulation, carries general liability and workers' compensation insurance, and is authorized to pull permits, hire subcontractors, and run projects of unlimited dollar value within the license's scope. A handyman is unlicensed at the state level and is legally limited to small repair work under $2,500 that does not require a permit. For any full remodel — kitchen, bathroom, addition, whole-home — a licensed general contractor is required by Florida statute, and most Miami-Dade and Broward permit offices will not accept permit applications from unlicensed individuals.

For full remodels, yes — and in most cases it's not optional. Miami-Dade and Broward permit offices require permit applications to come from a licensed contractor or the homeowner directly under the "owner-builder" exemption. The owner-builder exemption is available, but it requires the homeowner to live in the property for at least one year after permit issuance, prohibits resale during that period, and makes the homeowner personally liable for all permit, inspection, and code compliance. For most homeowners, hiring a licensed CGC is faster, safer, and the only realistic path for a project that involves multiple trades.

Yes, for any project above $2,500. Florida statute requires licensed contractors to provide a written contract for residential work over that threshold, and the contract must include scope of work, total price, payment schedule, and start/completion dates. Gaven's standard contract goes further — itemized line-item costs, allowances called out by category, change-order language requiring written cost and schedule impact before work proceeds, and the one-year written labor warranty.

Three patterns to watch for. First, an unlicensed contractor will resist providing a Florida license number — or will provide a license number that doesn't match the business name when searched at MyFloridaLicense.com. Second, the proposal will be vague — no line items, no allowances, no permit-and-inspection timeline, just a total price. Third, the payment schedule will be heavily front-loaded (40%+ on signature) with no milestone-tied draws. Verified Florida CGC, CBC, or CRC license, itemized written proposal, and milestone-tied payment schedule together are the three signals that the contractor is operating legitimately.

Full kitchen remodels in Miami typically run between $20,000 and $300,000+, depending on scope. Mid-tier kitchen remodels — quartz counters, stock or semi-custom cabinetry, mid-range appliance package, no layout changes — run $35,000 to $80,000. Higher-tier kitchens with custom cabinetry, premium appliance packages, layout changes that involve plumbing or electrical relocation, or natural stone counters typically land between $80,000 and $200,000. The top of the range covers full design-build kitchens with structural changes (wall removal, window relocation), premium European cabinetry, and high-end appliance specifications.

Full kitchen remodels in Miami-Dade typically run $150 to $400 per square foot of kitchen floor area, including cabinetry, counters, appliances, electrical, plumbing, flooring, and labor. The range is wide because kitchen square-foot cost is dominated by cabinetry and appliance selections, not by floor area — a 150-square-foot kitchen with custom cabinetry and a premium appliance package can cost more than a 250-square-foot kitchen with stock cabinetry and a mid-range appliance package.

A standard full kitchen remodel runs 8 to 14 weeks from contract signature to final walk-through, assuming no structural changes and a standard permit pathway through Miami-Dade RER or the city building department. Permits typically take 3 to 6 weeks to issue. Demolition and rough work runs 2 to 3 weeks. Cabinetry lead time is usually the longest single timeline driver — custom cabinetry can run 8 to 16 weeks from order to delivery, and the project schedule has to plan around it. Kitchens with structural changes (wall removal requiring engineering, window relocation) add 4 to 8 weeks.

In most cases, yes. Cosmetic-only updates (cabinet refacing, counter swap, appliance replacement using existing connections) may not require a permit, but any project that involves electrical changes, plumbing relocation, gas line work, or structural changes requires a permit through Miami-Dade RER (or the local city building department for incorporated cities like Coral Gables, Doral, Hialeah, etc.). Working without a required permit creates problems at resale, voids manufacturer warranties on installed equipment, and exposes the homeowner to municipal fines and forced removal.

Three perform well in Miami's heat-and-humidity climate. Quartz (engineered stone) is non-porous, doesn't require sealing, and resists staining from common kitchen liquids — the most maintenance-free option. Porcelain slab counters are extremely heat- and stain-resistant and are growing in popularity for high-end Miami kitchens. Granite holds up well but requires annual sealing to resist staining in humid environments. Marble is beautiful but stains easily and reacts poorly to acidic liquids — it's a high-maintenance choice in any climate and especially in Miami kitchens that see citrus, wine, and coffee daily. Cabinetry holds up best in solid wood or quality plywood box construction; particleboard cabinetry fails faster in humid coastal environments.

Cabinetry and appliances are typically the top two line items, often combining for 50% to 70% of total project cost. Custom cabinetry in particular can run $25,000 to $80,000+ for a typical kitchen. The third largest line item is usually counters, with quartz and porcelain slab in the $80–$150 per square foot installed range and natural stone running higher. Labor — including demolition, cabinetry installation, electrical, plumbing, tile, and finish — typically accounts for 25% to 40% of project cost depending on scope.

Keeping the existing plumbing layout — sink in the same location, dishwasher in the same location, gas range in the same location — meaningfully reduces project cost and shortens the timeline. Plumbing relocation in a kitchen typically adds $3,000 to $15,000 depending on slab penetration, vent stack reconfiguration, and how far the new fixture location is from existing supply and waste lines. Some Miami condos prohibit slab penetration entirely, which forces plumbing to stay in or near its original footprint regardless of design preference.

Mid-tier kitchen remodels typically return 60% to 80% of project cost at resale in the Miami market, with the percentage trending higher in high-demand neighborhoods (Coral Gables, Coconut Grove, Pinecrest, Key Biscayne, Aventura, Bay Harbor) and lower in markets where comp pricing is constrained. ROI is dominated by whether the remodel brings the kitchen into alignment with the rest of the home — a $150,000 kitchen in an $800,000 home rarely recovers full cost, while the same kitchen in a $2M home often does. Honest pricing reality: remodels are primarily lived-in improvements, with resale ROI as a secondary benefit.

Full bathroom remodels in Miami typically run between $8,000 and $130,000+, depending on scope. Powder rooms (half-baths, no shower or tub) typically run $8,000 to $20,000. Guest or hall bathrooms with standard finishes run $20,000 to $50,000. Primary bathroom remodels with premium finishes, custom vanities, frameless glass enclosures, and freestanding tubs typically run $50,000 to $130,000. Spa-tier primary bathrooms with steam showers, heated floors, and high-end stone finishes can run higher.

A standard full bathroom remodel runs 3 to 8 weeks from demolition to final walk-through. Permit issuance typically takes 2 to 5 weeks for a standard bathroom remodel scope, and runs in parallel with cabinetry, tile, and fixture ordering. Once demolition starts, the typical sequence is 1 week demo and rough plumbing/electrical, 1 to 2 weeks waterproofing and tile, 1 to 2 weeks finish trades and fixture installation, and 1 week punch list. Custom vanities and specialty glass enclosures can extend the schedule.

Most full bathroom remodels require a permit. Any work that touches plumbing rough-in (moving a toilet, relocating a shower drain, changing the vanity location), any electrical changes (new lighting circuits, exhaust fan replacement with relocation), or any structural changes (removing or modifying a wall) requires a permit through Miami-Dade RER or the local city building department. Cosmetic-only updates — vanity swap using existing plumbing, fixture replacement, paint, mirror — typically do not require a permit. The general rule: if a trade contractor (plumber, electrician, tile setter) is doing work, a permit is probably required.

Three waterproofing systems perform well in Miami's high-humidity environment. Schluter-KERDI is a sheet membrane bonded to the substrate with thinset, fully waterproofing the shower from the studs out — a reliable, code-compliant system used in most premium installations. Wedi board is a closed-cell foam panel that is itself waterproof and is installed instead of cement board, fast to install and reliable. Liquid membrane systems (Laticrete Hydro Ban, RedGard) roll on like paint over cement board and form a continuous waterproof layer when cured — reliable when installed to spec at correct mil thickness. Traditional waterproofing with felt paper and cement board alone is no longer adequate for Miami humidity and shouldn't be used.

A tub-to-walk-in-shower conversion in Miami typically runs $15,000 to $40,000+, depending on scope. The lower end covers conversions that keep the existing plumbing footprint, use porcelain wall tile, and install a standard glass enclosure. The upper end covers conversions with relocated drains, full natural stone or large-format porcelain slab walls, frameless custom glass enclosures, built-in benches, niche cabinets, and linear drains. Tub-to-shower conversions also add value at resale because most Miami buyers prefer walk-in showers, though resale-driven remodels should be planned around whether the home retains at least one full bathtub for resale appeal.

Depends on the age and material of the existing plumbing. Homes built before 1990 with original galvanized steel or polybutylene supply lines should have the lines replaced during a full remodel — both materials degrade and fail. Homes with original copper or modern PEX supply lines in good condition typically don't need full replacement, though valves, supply lines under fixtures, and shut-offs should be replaced as a matter of course. Cast iron waste lines from the 1960s and earlier may need replacement if there's visible corrosion. The honest answer: a project manager evaluates the condition of existing plumbing during the initial walk-through and includes the necessary scope in the proposal.

Several finish choices reduce mold risk in Miami bathrooms. Porcelain tile (wall and floor) is non-porous and resists mold growth on the surface — the gold standard for humid-climate bathrooms. Epoxy or urethane grout resists mold and staining far better than traditional cement-based grout. Solid surface or quartz vanity tops with integrated sinks eliminate the caulk seam where mold typically forms. Continuous-running exhaust fans sized to bathroom volume (minimum 1 cfm per square foot, often more in Miami) are critical — most mold problems are ventilation problems first and finish problems second. Natural stone, while beautiful, requires more sealing and maintenance in humid climates.

Bathroom remodels typically return 55% to 70% of project cost at resale in the Miami market, with primary bathroom remodels recovering closer to the high end of the range and powder room or guest bathroom remodels recovering closer to the low end. Premium finishes (natural stone, custom vanity, freestanding tub, frameless glass) don't always recover their incremental cost at resale unless the home is in a price tier where premium finishes are expected. As with kitchen remodels, the strongest resale ROI comes from bathrooms that bring the home into alignment with comparable homes in the neighborhood, not from over-investing relative to the home's tier.

Yes, but it adds meaningful cost. Moving a toilet requires relocating the toilet flange, which in slab-on-grade construction means cutting the slab to relocate the waste line — typically adding $2,500 to $8,000 to project cost depending on slab thickness, distance from the existing waste line, and vent stack proximity. In condos and multi-story homes, slab penetration may be restricted by the building or impractical due to the unit below. A project manager evaluates the feasibility during the initial walk-through and includes the relocation scope and cost in the written proposal.

The High Velocity Hurricane Zone (HVHZ) is a regulatory designation under the Florida Building Code that applies to areas exposed to extreme hurricane wind loads. The HVHZ covers Miami-Dade County and Broward County in full. Buildings in the HVHZ are required to meet stricter wind-load, impact-resistance, and product-approval standards than the rest of Florida. For remodelers, the practical impact is that windows, doors, garage doors, roofing assemblies, and certain envelope components must carry a Miami-Dade Notice of Acceptance (NOA) to be code-compliant when installed in HVHZ jurisdictions.

A Miami-Dade Notice of Acceptance (NOA) is a product-approval document issued by Miami-Dade County's Department of Regulatory and Economic Resources (RER) certifying that a building product — a window, a door, a roofing assembly, a wall component — meets HVHZ standards for wind load and impact resistance. Products without a current NOA cannot be installed in HVHZ jurisdictions (Miami-Dade and Broward) and will fail inspection. NOAs are time-limited and must be current at the time of installation — manufacturers renew them on rolling cycles, and a product that was approved five years ago may have an expired NOA today.

For new construction and substantial-improvement remodels, yes — impact-rated windows and doors are required, OR a code-compliant shutter system protecting all openings. Existing homes built before the current code can keep non-impact windows under grandfathering, but any window replacement triggers the code-current requirement: the new window must be impact-rated and carry a current Miami-Dade NOA, regardless of whether other windows in the home are non-impact. Window replacement is one of the most common scopes where homeowners are surprised by the code-current rule.

Yes — window replacement in Miami-Dade requires a permit, even for like-for-like swaps. The permit confirms the new window carries a current Miami-Dade NOA, that the installation matches the NOA's tested configuration (frame type, fastener pattern, anchor spacing), and that the wall assembly is reinforced to handle the wind loads on the new window. Working without a permit on window replacement creates problems at resale, voids the manufacturer warranty on most NOA-rated windows, and exposes the homeowner to fines and forced removal.

Yes. The Florida Building Code requires garage doors in HVHZ jurisdictions (Miami-Dade and Broward) to meet wind-load and impact requirements, and any garage-door replacement in those counties must use a door with a current Miami-Dade NOA. A non-rated garage door is the largest single opening on most homes and a failure point during a hurricane — the door blows in, building pressure spikes inside the house, and roof and wall failures follow. Garage door replacement is often paired with kitchen or whole-home remodels because the door is one of the most visible curb-appeal items and the most cost-effective hurricane-hardening upgrade per dollar.

The sequence depends on scope, but a typical full remodel runs through several mandatory inspections: foundation inspection (for additions), framing inspection, rough electrical, rough plumbing, rough mechanical, insulation, drywall (in some jurisdictions), final electrical, final plumbing, final mechanical, and final building. Window and door replacements have their own dedicated inspections to verify NOA compliance and installation per the tested configuration. Each inspection must be passed before the next phase of work proceeds — failed inspections add days or weeks to the schedule. Gaven coordinates the inspection sequence with the project manager calling and scheduling inspections at each milestone.

Yes, in essentially every Miami condo building. The condo association — through its board, property manager, or designated review committee — must approve any work that touches common elements, building systems (electrical, plumbing, HVAC routing), structural elements, or flooring assemblies. The approval is separate from and in addition to the Miami-Dade or city building permit. Most condo associations have a written alteration agreement that the unit owner and contractor must sign before work begins. Skipping board approval and proceeding directly to a permit creates exposure to fines, forced restoration, and potential legal action by the association.

A typical condo board review packet includes: signed alteration agreement, scope of work narrative, architectural plans (often signed and sealed by a Florida architect or engineer for any structural work), Florida contractor license documentation, certificate of insurance naming the association as additional insured, certificate of insurance naming the unit owner, schedule with start and end dates, list of trades and subcontractors, and the building permit (or proof of permit application). High-rise buildings often require additional documentation for sound/impact flooring assemblies, elevator and freight protection plans, and dust and debris management plans.

Condo association approval typically takes 2 to 8 weeks in Miami, with the range driven by the building's review cadence (some boards meet monthly, some meet only quarterly) and by whether the scope requires architect or engineer-sealed plans. Buildings with full-time property management and standing alteration committees process approvals faster than buildings managed remotely or with volunteer-only boards. The approval timeline runs in parallel with the city permit application, but most boards require the alteration agreement signed before they'll issue final approval, which means the timeline is somewhat sequential.

Yes, on legitimate grounds. Condo boards can deny remodels that violate the building's declaration or alteration agreement, that propose work in or on common elements without proper authorization, that would damage building systems, that lack proper insurance or licensure, or that violate building flooring, sound-attenuation, or work-hour restrictions. Boards cannot deny remodels for arbitrary or discriminatory reasons. If a board denies a proposal, the typical path is to revise the scope to address the board's specific concerns and resubmit — most denials are resolvable with scope changes, not absolute prohibitions.

Yes, in every Miami condo association Gaven has worked with. Condo alteration agreements universally require the contractor to hold a Florida CGC, CBC, or CRC license appropriate to the scope of work, to carry general liability and workers' compensation insurance, and to name the association as additional insured on the COI. Unlicensed work in a condo unit is both a building-code violation and an alteration-agreement violation, and most associations will halt the work and force the unit owner to hire a licensed contractor to complete and remediate.

A condo alteration agreement is a written contract between the unit owner (and sometimes the contractor) and the condo association that governs the renovation project. The agreement typically specifies: approved scope, start and end dates, work hours, dust and debris management, elevator and freight access, sound and impact requirements for flooring, insurance and indemnification requirements, restoration of any damage to common elements, and the unit owner's financial responsibility for damage caused by the renovation. The alteration agreement is the document the board uses to enforce its rules — violations trigger fines, work stoppages, and in serious cases, restoration orders.

In most Miami high-rise condos, yes. Buildings with units stacked vertically require flooring assemblies that meet a minimum Impact Insulation Class (IIC) rating, typically IIC 50 or higher, to prevent noise transmission to the unit below. The IIC requirement is met through underlayment specifications — high-density cork, rubber, or proprietary underlayment systems — combined with the finished floor material. Hard-surface flooring (tile, stone, hardwood) in a unit without proper underlayment is one of the most common sources of complaints from downstairs neighbors and is a frequent reason for board enforcement action. Gaven specs the underlayment to meet or exceed the building's IIC requirement on every condo project.

Sometimes — it depends on the building. In condo bathrooms, moving a toilet, shower drain, or sink usually requires slab penetration to relocate the waste line. Some buildings prohibit slab penetration entirely (the slab is part of the structural assembly and the unit below). Some allow it with engineering review. Some allow it freely. The constraint is determined by the building's declaration and the alteration agreement, not by what's possible technically. A project manager confirms the building's slab-penetration policy during the initial walk-through before committing to a layout that depends on plumbing relocation.

Most Miami condo associations restrict renovation work to standard business hours — typically 9:00 AM to 5:00 PM Monday through Friday, with no work permitted on weekends, federal holidays, or association-designated holidays (which sometimes include religious observances common to the building's demographic). Some buildings further restrict noisy work (demolition, tile cutting, hammer drilling) to a shorter window (typically 10:00 AM to 4:00 PM). Work-hour restrictions are one of the largest schedule-impact factors in Miami condo remodels — a kitchen remodel that would run 10 weeks in a single-family home can run 14 to 18 weeks in a condo with strict work-hour limits.