The open permit nobody told you about.

Houses in Miami's Upper East Side have been changing hands, and changing shape, since the 1920s. A Mediterranean Revival on a Morningside street, a Streamline Moderne behind Belle Meade's gate, a 1940s house in Palm Grove or Magnolia Park, a bayfront property in Shorecrest — most carry a permit history several owners deep, and somewhere in it sits a job that was never signed off. A roof, a window swap, a pool enclosure, a garage quietly turned into a guest room. None of it announces itself until a title search finds it, weeks before a closing or a refinance.

Work here is filed with the City of Miami Building Department, through the city's iBuild and ePlan systems under Miami 21 zoning — the first gate, not the only one. Morningside, Bayside and Palm Grove are locally designated historic districts, and the MiMo Biscayne Boulevard district runs along the corridor, so exterior changes there need a Certificate of Appropriateness from the Historic and Environmental Preservation Board. Windows, doors and roof assemblies need Miami-Dade product approvals for the High-Velocity Hurricane Zone. Bayfront lots add flood-zone review, and the apartment and condominium buildings around Shorecrest carry recertification and milestone obligations of their own.

PGX Builders Group is a licensed general contractor rather than a permit runner, and that distinction shows when a file has to be closed instead of merely opened. We begin by reading what the city and the county already hold on the property, then tell you plainly what is outstanding, how much of it is paperwork and how much is real work. Where the file needs an architect, a structural engineer or a surveyor, we engage and coordinate them. Scope is written before anything begins, a supervisor meets every inspector on site, and one team carries it from application to final approval.