The 1999 house, made current.

Harbor Islands is not an old neighborhood, and that is the whole point. The eight enclaves behind the Harbor Island Drive gate, from The Estates and Harborview to Commodore Estates, Admiral's Cove and Grand Harbor Estates, went up from the late 1990s onward across roughly 192 acres of Hollywood waterfront. Most houses here are reaching their first serious remodel rather than their fourth. The wish lists repeat themselves: open the kitchen toward the Intracoastal, retire the formal living room nobody sits in, and swap a builder's idea of luxury for finishes you actually chose.

Your permit is issued by the City of Hollywood Development Services Department, where the Building Division reviews the plans. Broward adds a layer above the city: the county Board of Rules and Appeals administers the Florida Building Code countywide, publishes the local amendments, certifies the officials who review your drawings, and issues the Uniform Building Permit Application every Broward city uses. Broward also sits in the High-Velocity Hurricane Zone, so every replacement window and door needs HVHZ product approval. Then there is the association: exterior changes go to the Harbor Islands Property Owners Association for architectural review, and crews are registered at the guard gate before anyone swings a hammer.

The company behind that promise is licensed, insured and 20-plus years into South Florida work, with more than 150 remodels and additions delivered and inspected. In a community with 24-hour security, narrow streets and neighbors close enough to hear a saw, that record matters less than conduct: staged deliveries, clean sites at day's end, crews who know the gate procedure by name. You get a fixed written scope before demolition, a supervisor on site daily, protected floors and stair rails, and one accountable team from the first walk-through to the final inspection and the warranty behind it.