The paperwork that makes it legal.

Coconut Grove has been building on the same streets for well over a century, which means nearly every house here carries a permit history — and some of that history was never finished. A 1920s Mediterranean in Center Grove, a bungalow off Charles Avenue in Village West, a mid-century ranch in Natoma Manors, a bayfront house in The Moorings: any of them can be dragging an open or expired permit from a prior owner, pulled for a roof, a pool enclosure, a window swap or an addition, and then abandoned. It surfaces in a title search weeks before a closing or a refinance, and it stops the deal cold.

Coconut Grove sits inside the City of Miami, so permits are filed with the City of Miami Building Department through its iBuild permitting system, under Miami 21 zoning and the Coconut Grove neighborhood conservation district overlays that shape setbacks, tree canopy and street frontage. Designated historic properties add a certificate of appropriateness from the Historic and Environmental Preservation Board. Every exterior window, door and roof system needs a Miami-Dade product approval for the High-Velocity Hurricane Zone, submitted with the drawings. Houses on the low ground near the bay pick up flood-zone review, and the condominium buildings along South Bayshore Drive carry recertification and milestone obligations of their own.

PGX Builders Group is a licensed general contractor, not a permit runner, and the distinction matters when a permit has to be closed rather than merely opened. We read the property's permit record first, tell you plainly what is outstanding and what finishing it will take, and coordinate the architect, engineer or arborist the file genuinely needs. Scope goes in writing before anything starts. A supervisor meets every inspector on site rather than leaving a lockbox and hoping. One team carries it from first application to final approval — 100% permitted, 100% inspected, and documented so the next title search comes back clean.