A clean file before you close.

Six islands, two municipalities, and a century of quiet renovation. The 1930s villas on Di Lido, the postwar houses on Rivo Alto and San Marino, the 1960s and 70s towers on Belle Isle: most of them have had a roof replaced, windows swapped, a kitchen gutted or a terrace enclosed at some point, and not all of it was ever filed. An open or expired permit simply sits in the record until a title search, an appraiser or an insurer goes looking, and on the Venetian Islands that tends to happen a few weeks before a closing.

Which building department you answer to depends on which bridge you cross. Biscayne Island and San Marco Island file with the City of Miami Building Department, through its iBuild and ePlan systems under Miami 21 zoning. San Marino, Di Lido, Rivo Alto and Belle Isle file with the City of Miami Beach through its Civic Access portal, where planning review, floodplain rules and FEMA's substantial-improvement threshold sit on top of the building permit. Whichever city issues the permit, Miami-Dade County stays involved: its Board of Rules and Appeals oversees code administration countywide, county product approvals govern glazing and roofing, and DERM reviews seawall and dock work.

PGX Builders Group is a licensed general contractor, CGC1539072, with 20-plus years in South Florida and more than 150 remodels and additions delivered, all of them permitted and inspected. On the compliance side that means reading the property's permit record before quoting anything, telling you plainly what is open and what finishing it will take, and coordinating the architect, engineer or marine contractor the file genuinely needs. We take over as contractor of record when the original one has long since vanished. A supervisor meets the inspector on the island. Nobody here will promise to make a requirement disappear.