Permitted, inspected, and closed out.

Most permitting calls from Key Biscayne start the same way: a title search two weeks before closing turns up an open permit nobody remembers pulling. It might be a 1990s reroof on a Mackle-era block house near the Village Green, an enclosed carport in Biscayne Key Estates, or a bathroom in Key Colony that was gutted quietly one summer. Sometimes the call runs the other direction — an owner on Harbor Point or Mashta Island planning real work who wants it filed correctly the first time. We take both calls, and the second one is cheaper.

Key Biscayne is its own jurisdiction. Permits are filed with the Village of Key Biscayne's Building, Zoning and Planning Department rather than with Miami-Dade, and the Village registers every contractor before it will accept an application. Drawings go through the Village's online plan review and come back with comments to answer. Windows, doors, and roofing need Miami-Dade approved products for the High-Velocity Hurricane Zone, with the documentation attached. Because most of the island sits in a FEMA flood zone, the Village also applies the substantial-improvement rule, and work at a seawall or dock adds county environmental review on top.

PGX Builders Group is a licensed general contractor, not a permit broker. We file our own work, coordinate the engineer or architect when a project needs drawings or calculations, and meet the inspector on site instead of leaving you to explain the job. That means a written scope before anything is submitted, a supervisor here daily so inspections get called at the right stage, and no shortcuts offered even when someone asks for one. Twenty-plus years in South Florida and more than 150 remodels and additions, every one permitted and inspected, taught us the cheap way through plan review is the expensive way out.