Gaven Constructions
Modern luxury kitchen remodel in Miami-Dade County featuring matte black flat-panel cabinets, waterfall quartz island with leather barstools, stainless steel range hood, and floor-to-ceiling sliders opening to a tropical palm-lined patio.

Kitchen & bath remodels done right across Miami-Dade — from Brickell to Pinecrest.

Eleven years remodeling Brickell condos, Coral Gables historics, Hialeah CBS ranches, and Aventura towers — with permits, HVHZ-rated assemblies, board approvals, and Coral Gables Board of Architects packages handled in-house.

CALL (786) 397-8380SCHEDULE FREE CONSULTATION
Florida CGC GCG1524886
Since 2015
500+ projects
5.0★ / 60+ Google reviews
Written 1–2 yr labor warranty
WHY HOMEOWNERS CHOOSE GAVEN

Why Miami-Dade homeowners choose Gaven.

500+ Projects Since 2015

Eleven years of full kitchen, bathroom, and whole-home remodels concentrated across the county. 37+ permits verifiable on the public BuildZoom record. Most every other remodeling company miami homeowners interview can't produce a permit history this long against this jurisdiction.

5.0 Stars / 60+ Google Reviews

Reviewers name the city, neighborhood, and project type — Aventura tower kitchen, Coral Gables historic bath, Hialeah multi-room.

$0 Trip Fee, Free Quote

We never charge to come look at your property. Site visit, scope conversation, and written proposal — all free. The price is in the contract before signing. Kitchen remodeling financing available through 0% promotional programs for qualified homeowners on most miami kitchen and bath scopes.

License GCG1524886, Verifiable

Active Florida Certified General Contractor. Verify at MyFloridaLicense.com before signing — with us or anyone else. Every project carries a written 1–2 year labor warranty plus manufacturer coverage on fixtures, stone, appliances, and waterproofing.

REVIEWS

What Miami-Dade homeowners say.

Gaven ConstructionsReviews on Google
5.0
SASHA SANTOYO
2 months ago

I don’t usually write reviews, but I had to for this. I’m absolutely in love with my new kitchen! The team was professional, easy to work with, and really listened to what I wanted. Everything came out even better than I imagined, and the quality is amazing you can tell they really care about their work. They stayed on schedule and made the whole process smooth and stress-free, which means a lot during a remodel. I’m so happy I chose them. Highly recommend!

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andres sperandio
2 months ago

I’m beyond satisfied with the work Gaven did. They are professional, reliable, and the quality of the finish is exactly what I was looking for. It’s hard to find a team that actually sticks to the timeline and budget in South Florida, but these guys delivered perfectly.

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Bradley Stern
6 months ago

Gavin Construction completed a renovation project in my unit, and the experience was excellent from start to finish. They were professional, reliable, detail oriented throughout the entire process, and the price was very fair. They did high quality work, the crew was respectful of the space, and communication was clear and consistent. What stood out most was their work ethic and commitment to doing the job right - no shortcuts, no surprises. If you’re looking for a construction or reno team in the Miami area that delivers quality work and follows through, I’d definitely recommend Gavin Construction.

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leslier parra
6 months ago

Tommy was great to me, very professional and he always on time, also gave me the price in Miami, I would recommend it to anyone. Thank you Tommy for building my beautiful kitchen to our family.

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Dana Bilnoski
7 months ago

Zion was amazing with ideas and help! He was very attentive and made sure our job was done perfectly to our specifications. His office staff contacted us throughout the project to be sure we were happy with how things were going and to find out if we had any questions or concerns. We had 2 bathrooms completely redone and we love them. We would definitely recommend Zion and Gaven LLC to anyone.

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SCOPE GATE

We handle full remodels and new construction only across the county. Five scope bands: full kitchen remodels, full bathroom remodels, full home renovations, new construction, and home additions. Permits get pulled when the scope requires them — structural work, MEP changes, exterior envelope, additions — and aren't pulled on cosmetic finish work that doesn't trigger them. See our process page for the full six-phase detail.

We do not take on:

  • Partial cosmetic refreshes, single-fixture replacements, or vanity swaps
  • Single-room paint-only or single-room flooring-only jobs
  • Touch-ups, small repairs, drywall patching, or handyman scope
  • Roof repair, gutter work, fence work, exterior painting on its own, deck or patio standalone work
  • Cabinet installation as a standalone scope (only as part of a full kitchen or bathroom remodel)
  • Any single-trade visit

If your project is one of those, we are not the right contractor. The work we do — kitchen, bathroom, condo, additions, whole-home, new construction — is full-scope remodeling under our CGC license class across Miami-Dade County and the relevant municipal department.

WHY THIS COUNTY IS DIFFERENT

Why this county is different.

Miami-Dade is the largest county in Florida by population and the most operationally complex remodeling jurisdiction in the state. Three layers stack: countywide regulatory baseline (HVHZ + FBC 8th Edition + Notice of Acceptance product approvals + RER environmental review), municipal building-department review (34 incorporated cities each running their own permit shop), and property-specific obligations (FEMA flood zones, condo board approval, HOA architectural review, historic-district Certificate of Appropriateness). A bathroom renovation miami project in a 1985 Aventura tower runs a different path than a kitchen remodeling miami project on a 1928 Coral Gables Mediterranean Revival, and a kitchen full remodeling miami dade scope on a 2010s Doral master-planned single-family runs a third.

The county-level building authority is the Florida Building Code 8th Edition (2023), which adopts ASCE 7-22 wind-load calculations and applies the High-Velocity Hurricane Zone designation across the entire county. Design wind speed is 175 mph (Risk Category II, 3-second gust) under Exposure Category C. Every new exterior glazed opening, exterior door, garage door, hurricane shutter, roof system, and skylight requires a Miami-Dade Notice of Acceptance (NOA), tested to TAS 201, 202, and 203 standards. NOA numbers expire annually and must be verified at purchase and delivery — installations on expired NOAs face removal orders. We pull current NOA documentation for every product spec'd before the cabinets or stone are ordered.

Florida HB 267 (effective January 1, 2025) layered statutory permit-review timelines on top of every Florida building department, with automatic 10%-per-day fee penalties for missed deadlines. For residential single-family permits under 7,500 sq ft, the local government has 30 business days to complete review. Private-provider review (a licensed PE or architect serving as third-party plan reviewer) compresses that to 15 business days, and the PE seal triggers automatic approval if the building official misses the 10-day window. We track HB 267 timelines on every project and use private-provider review on time-sensitive scopes.

The county-municipal split matters because the county's Regulatory and Economic Resources (RER) department only issues permits for unincorporated areas — those with property folios beginning with "30," including Kendall, Country Walk, The Redlands, and Richmond West. The 34 incorporated municipalities each run their own building departments with their own portals (City of Miami's iBuild, Miami Beach Civic Access, Coral Gables Self-Service Portal, Aventura Web Portal). Even within incorporated areas, county review hits Water and Sewer (WASD) and Environmental Resources (DERM) where wetlands or canals are involved. The miami-dade county general contractor a homeowner here interviews should produce three things on a first conversation: confirmed permit history with the relevant building department (city or county), familiarity with HVHZ NOA documentation across the products being spec'd, and a flood-zone determination pulled before pre-design. Whether the scope is kitchen remodeling miami-dade work on a Coral Gables historic, bathroom remodeling miami-dade work on a Hialeah CBS ranch, or a Brickell tower condo renovation, we pull all three on every project before quoting.

Gaven Constructions crew installing HVHZ-rated impact sliding-glass doors with Miami-Dade NOA certification labels visible on the panels, high-rise condo overlooking Biscayne Bay and the downtown Miami skyline, active jobsite, Miami-Dade County
Approved Miami-Dade County residential building-permit plan set on a Doral office desk with visible green RER APPROVED stamp, Florida Professional Engineer seal, DRC code-compliance stamp, and permit number — the documentation trail that anchors HB 267 review timelines, Miami-Dade County
Miami-Dade County Citizen Access portal (Accela) open on a Doral office monitor, with a Miami-Dade RER DCA-labeled desk phone and a paper Miami-Dade County Building Permit Application alongside — the daily tools for navigating county-level permit pulls, fee payments, and inspection scheduling, Miami-Dade County
MIAMI-DADE CITIES

Cities we serve across the county.

The county has 34 incorporated municipalities plus unincorporated areas. Housing stock varies enormously across sub-regions. We organize coverage into four operational clusters because the work and the regulatory layer differ meaningfully between them.

Coastal high-rise condo corridor

Brickell coastal high-rise condo towers along Biscayne Bay with palm-lined waterfront promenade — primary Miami-Dade coastal housing pattern across the eastern strip from Brickell through Aventura, Miami-Dade County

The eastern coastal strip from Brickell through Aventura is dominated by post-tensioned concrete towers from three eras: 1970s–1980s (Aventura's Turnberry and Williams Island stock, older Miami Beach), 1990s–2000s second wave, and 2010s–2020s new high-end towers in Brickell, Edgewater, and Sunny Isles. Brickell alone has approximately 26,500 condo units with 4,500+ under construction. Many older towers are now in their 30–50-year window, triggering the 40-year recertification program plus the post-Surfside SB 4-D milestone inspection layer. A kitchen remodeler Miami-Dade County coastal owners hire on a unit gut here works in the luxury kitchen remodeling Miami category — Tier 03 and Tier 04 finish budgets running $80K–$150K+ on the kitchen alone (full cost-band table below).

  • AventuraIntracoastal high-rise corridor, Aventura's own building department, 1980s–2010s tower stock, board approval flow established
  • Miami BeachArt Deco historic district on South Beach (Certificate of Appropriateness required for exterior changes), Mid-Beach mid-century, North Beach modern; Miami Beach Civic Access Portal handles permits
  • SurfsideSmall oceanfront town, FEMA Zone VE coastal exposure, post-Champlain-Towers regulatory environment is sharper here than anywhere else in the county; town enforces its own 40-year recertification plus countywide standards
  • North Miami BeachMixed condo and single-family at the Broward county line, active rental and renovation market, often serves as the geographic transition between counties

Urban single-family — Coral Gables, Coconut Grove, Pinecrest

Two-story Mediterranean Revival single-family home with white stucco, barrel-tile roof, arched entry, mature oak canopy and palm landscaping framing the front, manicured hedge along the sidewalk — representative of urban single-family stock across Coral Gables, Coconut Grove, and Pinecrest, Miami-Dade County

Coral Gables was platted 1921–1925 under George Merrick. Original Mediterranean Revival homes built 1923–1940s, with significant 1950s–1970s additions and a post-Hurricane-Andrew rebuild layer from 1992 onward. Median Coral Gables single-family is 2,500–4,000 sq ft on lots from 7,500–15,000 sq ft. Median pricing runs around $1.2M, putting most whole-home renovations into the luxury kitchen remodeling contractors and Tier 04 finish category. The Coral Gables Board of Architects reviews most exterior changes under Mediterranean Design standards, adding 4–8 weeks to the front of the schedule on any project touching street-visible exterior. We pull the BoA submission before drawing the floor plan.

Coconut Grove and Morningside have City of Miami HEPB historic preservation overlays with early-1900s wood-frame vernacular and Mediterranean Revival stock. Pinecrest is largely 1950s–1970s ranch and contemporary on lots that often exceed 20,000 sq ft, with strong individual-HOA architectural committees in Cocoplum and Gables Estates.

  • Coral GablesMediterranean Revival historic core, Coral Gables Board of Architects review on street-visible exterior changes, $1.2M median single-family pricing puts most whole-home work in Tier 04 finish category
  • Coconut GroveCity of Miami HEPB historic preservation overlay, early-1900s wood-frame vernacular and Mediterranean Revival stock, distinct character from Coral Gables despite proximity
  • PinecrestEstate single-family on 20,000+ sq ft lots, Village of Pinecrest building department, individual-HOA architectural committees in Cocoplum and Gables Estates communities

Suburban single-family — Doral, Hialeah, Miami Lakes, Kendall

Single-story stucco CBS ranch single-family home with barrel-tile roof, two-car garage, manicured hedge along the foundation, and tall palms framing a suburban Miami-Dade lot — representative of 1970s–1990s CBS ranch stock across Kendall, Hialeah, and Miami Lakes, Miami-Dade County

Hialeah urbanized 1920s–1950s and is the county's second-largest city. Kendall and Miami Lakes developed heavily 1970s–1990s. Doral's master-planned communities are largely 1990s–2010s with newer construction and uniform HOA architectural standards. Median Kendall single-family is 1,500–2,200 sq ft at around $480K; median Doral is 1,800–2,800 sq ft at around $520K. Many Kendall and Hialeah homes are 1970s–1990s vintage CBS (concrete block structure) ranches — prime candidates for full kitchen and bath remodels, roof replacement, and impact-window upgrades at the Tier 02 to Tier 03 ladder, $40K–$120K kitchen, $20K–$60K per bathroom. HVHZ product specs push pricing above national medians (full cost-band table below).

  • DoralMaster-planned 1990s–2010s communities, City of Doral building department, growing professional homeowner base, uniform HOA architectural standards across the planned subdivisions
  • HialeahThe county's second-largest city, City of Hialeah Building Department, bilingual project management standard, deep CBS ranch stock from the 1950s–1990s
  • Hialeah GardensNewer western municipality, modern residential developments, growing equity-build remodeling activity
  • KendallLargest unincorporated footprint in the county, RER permit jurisdiction (folio "30"), 1970s–1990s CBS ranch and contemporary stock at $480K median pricing, prime full kitchen and bath remodel territory
  • Miami LakesMaster-planned community, Town of Miami Lakes building department, established HOA architectural standards across the planned subdivisions

North county cluster — North Miami, Miami Gardens, Opa-Locka

Two-story single-family home with mixed stucco and stone-veneer facade, two-car garage, mature oak canopy overhead, and palm landscaping on a suburban lot — representative of post-WWII through 1970s housing stock across North Miami, Miami Gardens, and Opa-Locka, Miami-Dade County

North Miami and the surrounding municipalities are post-WWII through 1970s construction with significant 1940s–1970s public housing stock. North Miami median single-family is around $450K, 1,200–1,800 sq ft. The market here is active for insurance-driven repairs (roof, windows after storm seasons) and value-add bath plus kitchen scope on aging single-family. Opa-Locka is largely modest CBS one- and two-story homes. Miami Gardens, the largest majority-Black city in Florida, anchors the northern county footprint with a growing homeowner-investment renovation pipeline.

  • Miami GardensLargest majority-Black city in Florida, growing homeowner investment, full kitchen and bathroom renovation pipeline plus general contracting on additions
  • North MiamiCulturally vibrant, value-property remodeling market, City of North Miami building department, impact fees updated April 2025
  • Opa-LockaCity of Opa-Locka building department, growing homeowner investment in older single-family stock, kitchen remodeling and bathroom renovation are the highest-volume categories

If your city is not listed above, send the address through the contact form — we serve the full county and confirm coverage same-day.

PERMIT TIMELINE & COST

Permit timeline and cost reference: scope band benchmarks.

Same scope prices roughly the same across the county. Variance shows up in jurisdiction (which department reviews the permit), property type (unit vs single-family), and regulatory triggers (FEMA SI, ARB, condo board). Houzz 2025 national medians plus the local 20–35% premium provide the cost-band reference.

Major small kitchen (≤200 sq ft)

National Houzz median
$35,000
Miami-Dade typical band
$42K–$80K
Permit review
RER or municipal, 2–4 weeks
Total schedule
8–14 weeks total

Major large kitchen (>200 sq ft)

National Houzz median
$55,000
Miami-Dade typical band
$70K–$150K (Tier 04 90th percentile $150K+)
Permit review
RER or municipal, 2–4 weeks
Total schedule
10–18 weeks total

Major small bathroom (≤100 sq ft)

National Houzz median
$17,000
Miami-Dade typical band
$20K–$45K
Permit review
RER or municipal, 2–3 weeks
Total schedule
4–8 weeks total

Major large bathroom

National Houzz median
$25,000
Miami-Dade typical band
$32K–$70K (90th percentile $70K+)
Permit review
RER or municipal, 2–4 weeks
Total schedule
6–12 weeks total

Multi-room remodel (kitchen + 2 baths)

National Houzz median
—
Miami-Dade typical band
$80K–$400K
Permit review
Municipal multi-trade, 4–8 weeks
Total schedule
5–8 months total

Whole-home gut, single-family

National Houzz median
—
Miami-Dade typical band
$200K–$1.5M+ ($150–$400/sqft)
Permit review
Municipal multi-trade + DERM, 6–14 weeks
Total schedule
9–18 months total

Condo unit gut, coastal high-rise

National Houzz median
—
Miami-Dade typical band
$300K–$1M+
Permit review
Board approval 2–8 weeks + municipal 4–8 weeks
Total schedule
4–12 months unit-side

RER's published service target is 24 hours to 10 business days for the initial residential review cycle. HB 267 sets the statutory maximum at 30 business days for residential under 7,500 sq ft, with 10%-per-day fee penalty for missed deadlines. Multi-department reviews (zoning, fire, DERM where applicable) push total approval to 4–8 weeks on more complex scopes. RER's revised fee schedule (effective October 1, 2025) set residential permit fees at 0.5% of construction value. The general contractor Miami homeowners hire on a multi-trade scope manages the whole approval flow under one contract — the difference between a 4-month build and an 8-month build on the same square footage.

For broader pricing context, see the 2026 Florida GC cost guide and the home remodeling parent page.

JURISDICTIONAL LAYERS

Jurisdictional layers most contractors don't talk about.

Five regulatory layers genuinely affect remodeling project schedule and cost in this county. Knowing them upfront keeps a project on schedule; discovering them mid-project is what runs it over.

01

Post-Surfside SB 4-D milestone inspections

The county's existing 40-year recertification program (since 1975) covers all buildings except single-family and duplexes — structural and electrical inspection at 40 years, every 10 years after. Florida SB 4-D (2022, refined by SB 154 / HB 1021 / HB 913 effective July 1, 2025) layered new statewide milestone inspection requirements on top, codified under Florida Statute 553.899. Most pre-1993 condos 3 stories or taller had first inspections due December 31, 2024; 1993+ buildings inspect at 25 years coastal / 30 years inland. Structural Integrity Reserve Studies (SIRS) were required by December 31, 2025, with reserves on roof, waterproofing, windows, and load-bearing walls no longer waivable. Aging condo stock now has mandatory building-wide repairs scheduled, and unit-side remodels coordinate around them.

02

FEMA substantial improvement (the 50% rule)

If renovation cost on a property in a FEMA Special Flood Hazard Area exceeds 50% of pre-improvement structure value, the entire building must be brought to current floodplain compliance — often including foundation elevation. The county has 234,293 NFIP policies in Zone AE, with VE concentrated along oceanfront Miami Beach, Surfside, Bal Harbour, Sunny Isles, and barrier-island Key Biscayne. Coastal AE typically runs Base Flood Elevations of 7–10 ft NGVD29 (FIRM dated September 11, 2009). Read the rule at FEMA's substantial improvement page. We model the threshold during pre-design on every coastal whole-home so the homeowner can scope under it, scope through it, or restructure scope before the design is locked. (Unincorporated areas improved from CRS Class 5 to Class 3 effective April 1, 2024 — 35% flood insurance premium discounts for qualified UMSA policyholders.)

03

Coral Gables Board of Architects + historic district overlays

The BoA reviews most exterior changes under Mediterranean Design standards. Miami Beach Art Deco district (City of Miami Beach Historic Preservation Board), MiMo / Biscayne Boulevard (City of Miami HEPB), Morningside, and Spring Garden all require Certificates of Appropriateness before building permits can issue. COA review adds 4–12+ weeks depending on whether the scope qualifies for administrative review or requires a Historic Preservation Board hearing. We pull COA submission requirements before drawing a floor plan and route the package in parallel with the building permit when possible.

04

Condo association approval flow

Most condo associations require board approval before permit submittal, not concurrent. A typical board package includes sealed structural drawings if the scope touches slab or risers, license and insurance certificates with the building named as additional insured on the COI, an alteration agreement signed by the unit owner, construction deposit, and elevator reservation. Board meeting cycles (often monthly) can create hard delays of 2–8 weeks before permit submission. We pull the renovation rules document for the building before drafting any board package.

05

Tree preservation and impact fees on additions

The county's Environmental Code Section 24-49 requires a tree removal or relocation permit for any tree with trunk DBH ≥ 3 inches or height ≥ 12 ft, with ~21-day processing and mitigation fees on approved removals. Additions creating new habitable square footage trigger Mobility, Fire and Emergency Services, Police, Parks, and Educational Facilities impact fees, all due before permit issuance. Municipal-level fees update independently of countywide rates (North Miami's updated impact fees took effect April 14, 2025).

RECENT WORK

Recent work across the county.

Brickell high-rise condo kitchen — full gut remodel with walnut flat-panel cabinetry, quartzite waterfall island, integrated Sub-Zero column refrigerator and Wolf wall ovens — 16 weeks

Brickell tower kitchen + primary bath gut — 16 weeks.

A 2014 Brickell tower unit, 1,650 sq ft. Board approval in 6 weeks: sealed structural drawings for the slab penetration, COI naming the building as additional insured, alteration agreement, construction deposit, freight elevator scheduled 5 days/week. Custom walnut flat-panel cabinetry with integrated stainless pulls, taupe quartzite waterfall island, full-height book-matched stone backsplash, integrated Sub-Zero column refrigerator, Wolf double wall ovens, under-cabinet linear lighting. Primary bath rebuilt with porcelain slab walls. iBuild permit cleared in 18 business days.

Coral Gables Mediterranean Revival single-family home, completed whole-home remodel, mature landscape

Coral Gables historic whole-home — 11 months.

A 1928 Mediterranean Revival single-family in the historic core, 3,200 sq ft. Coral Gables Board of Architects packet pulled before pre-design; in-kind window and garage-door replacement cleared administrative review without a public hearing. Interior fully gutted and rebuilt: kitchen relocated, two full bathrooms reconfigured, primary suite expanded. Original tile and millwork preserved per BoA-approved plan. HVHZ-rated impact glass installed on every exterior opening with NOA verified at delivery. Mature landscape preserved throughout. Self-Service Portal permit cleared in 5 weeks.

Hialeah CBS ranch single-family home, completed kitchen and bathroom remodel with HVHZ impact glass

Hialeah suburban kitchen + 2 bathrooms — 14 weeks.

A 1976 CBS ranch single-family, 1,820 sq ft. Existing aluminum sliders replaced with HVHZ-rated impact assemblies and NOA verified at delivery. Kitchen wall removed for open-concept layout, custom shaker cabinetry installed, quartz countertops delivered, GE Café stainless appliance package commissioned. Two full bathrooms remodeled including primary suite relocation. City of Hialeah permit cleared in 3 weeks. Delivered at Tier 02–Tier 03 finish.

Three recent projects across Miami-Dade. See more — kitchens, bathrooms, additions, and full-home remodels — on the portfolio page.

FAQ

Questions homeowners ask before scheduling a Gaven Constructions consultation.

  • Do you charge to come look at my home or give a quote?

    No. The site visit, scope conversation, and written quote are all free. We never charge a trip fee. You only pay when work begins, and the price — scope, timeline, and tier band — is in the contract before signing.

  • How fast can you respond and schedule a site visit?

    Most calls and form requests get a response the same business day during our 7:00 AM – 10:00 PM Monday–Friday hours. Site visits are typically scheduled within 3–5 business days. For an active whole-home or multi-room project, the discovery and design phase then runs 3–12 weeks before any work begins, so the realistic call-to-construction-start runway is 8–20 weeks once permitting and selections are factored in.

  • What warranty do you offer on remodeling work?

    Every project carries a written 1–2 year labor warranty, spelled out in the contract before signing. Cabinetry, fixtures, stone, flooring, and waterproofing systems carry their respective manufacturer warranties on top. We register the system warranty for the homeowner under the manufacturer's installer-acceptance program when the install meets the manufacturer's technical literature. If something fails inside the warranty window because of installation, we come back and fix it.

  • How do I verify Gaven Constructions is legit before I sign?

    Three checks before you sign with us — or anyone else. One: verify license GCG1524886 at MyFloridaLicense.com. Two: pull our permit history at BuildZoom — 37+ verified permits on the public registry. Three: read the 60+ Google reviews linked from the footer or our testimonials page. We would rather you do all three than skip them.

  • How long does an RER permit actually take for a whole-home remodel?

    RER's published service target is 24 hours to 10 business days for the initial residential review cycle. HB 267 sets the statutory ceiling at 30 business days with 10%-per-day fee penalties. Simple SFH interior remodels clear in 2–4 weeks; multi-trade or structural scopes run 6–8 weeks for the building permit alone. Multi-department reviews (zoning, fire, DERM) push major scopes to 4–8 weeks. We use private-provider review (15-business-day clock with PE-seal automatic approval) on time-sensitive scopes.

  • Does my home need impact-rated windows under HVHZ?

    If you are replacing or adding any exterior glazed opening, yes. The entire county is inside the High-Velocity Hurricane Zone, with 175 mph design wind speed. Every impact-rated window, exterior door, garage door, hurricane shutter, roof system, and skylight requires a current Miami-Dade NOA tested to TAS 201 / 202 / 203. We verify NOAs at purchase and at delivery on every project.

  • What triggers FEMA substantial improvement on a coastal remodel?

    If your home is in flood Zone AE, VE, or any zone with a Base Flood Elevation requirement, and the cumulative cost of improvements exceeds 50% of the pre-improvement structure value, the entire building must be brought to current flood code — often including foundation elevation in Zone VE. On a coastal single-family in Miami Beach, Surfside, Sunny Isles, or barrier-island Key Biscayne with a $700K assessed structure, the threshold is $350K — a $400K remodel triggers the rule. Remediation can add $150K–$400K of foundation, elevation, and envelope work. We model the threshold during pre-design.

  • Do I need Coral Gables Board of Architects approval for my remodel?

    If your project touches any street-visible exterior on a Coral Gables property, almost certainly yes. The BoA reviews exterior changes under Mediterranean Design standards. Submission, review, and approval typically add 4–8 weeks to the front of the schedule. Interior-only scopes that don't change windows, doors, or roof typically don't trigger BoA review — but we always confirm against the actual property and scope before drafting the floor plan. The Coral Gables Self-Service Portal handles the submission.

  • My Brickell or Aventura building requires SB 4-D milestone inspections — does that affect my unit remodel?

    Yes, indirectly. SB 4-D milestone inspections are building-wide assessments mandated for condo buildings 3 stories or taller. Buildings going through inspection often have building-wide envelope or structural repairs scheduled, and the board may prioritize that work over unit alterations — adding 1–3 months to the unit-side timeline. We pull the building's recent inspection status and SIRS reserve schedule before quoting any condo gut.

RELATED READING

Related reading.

Last updated May 2026.

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