Luxury Construction & Remodeling in Miami Beach

Few Florida municipalities layer as many overlapping controls as Miami Beach: HPB, DRB, Planning, Public Works ROW, and FEMA freeboard all apply to different lots on the same street. Building here is a permitting and scheduling problem before it is a construction problem.

• Mediterranean Revival
• MiMo (Miami Modern)
• Art Deco (protected districts)
• Tropical Modern

5,000–12,000 sf single-family residences on 7,500–15,000 sf lots, often with second-story additions, pool decks pushed to setback, and mixed-era substructures underneath a renovated envelope.

• Pine Tree Drive, La Gorce, Sunset Islands, and Venetian Islands lots suited to whole-home rebuilds
• Mid-century single-family stock outside historic districts trading at a discount to rebuild value
• Rooftop and cabana additions where FAR and height still permit

• FEMA freeboard requiring finished floors well above existing grade
• Historic Preservation Board review on any exterior touching a protected structure
• Public Works permitting for driveway aprons, seawalls, and any ROW impact
• Neighbor-noticing on variances that materially extend schedule

Building permits route through Miami Beach Building Department with parallel review from Planning, Public Works, and, where applicable, HPB or DRB. Elevation certificates, private-provider inspection options, and 40/50-year recertification history all influence sequencing.

Portions of the city sit inside locally designated historic districts (Museum, Flamingo Park, Espanola Way, Ocean Drive, Collins Waterfront). Even single-family renovations inside those overlays require Certificate of Appropriateness review before permit.

Bayfront and canal-front parcels require DERM Class I permits, Miami-Dade Seawall Ordinance compliance, and, for docks, Coast Guard and DEP coordination. Seawall condition is a governing constraint on almost every waterfront remodel.

Miami Beach sits inside the High-Velocity Hurricane Zone. All envelope assemblies, glazing, and roofing must carry NOA approval; anchoring, pressure zones, and impact-rated openings are inspected at every stage.

We front-load pre-permit due diligence, survey, elevation certificate, prior-permit history, DERM/HPB flags, before design intent hardens, so scope discovered late does not restart review.