Services
Residential Construction
Our residential construction services cover a comprehensive array of projects designed to enhance the functionality and aesthetics of your home. Whether you're looking to revamp your bathroom or kitchen, add extra living space with a home addition, beautify your exterior with stucco, or update your concrete flatwork and foundations, we have the skills and experience to deliver outstanding results.
In addition to these services, we also specialize in roof installations, repairs, and replacements. Our team of skilled professionals is equipped to handle all types of projects, ensuring that your home is protected from the elements and looking its best. With a focus on quality craftsmanship and customer satisfaction, we are committed to providing top-notch service for all your residential construction needs.
How the work goes
1. Site visit and scope
We look at the house and talk through what you want changed: a kitchen or bath layout, an addition, new stucco, a driveway or slab, or a roof that is at the end of its life. On a waterfront home we also look at the seawall and the lot elevation, because they shape what can be built and how.
2. Design and permits
Any work that constructs, enlarges, alters or repairs a building or structure in Florida needs a permit before it starts. We prepare the application for the scope we carry, coordinate signed drawings with your architect or engineer where the work needs them, and set up the inspection schedule.
3. Build, with inspections at each stage
Foundations, framing, roofing, stucco and finishes each get inspected as the work reaches that point. We sequence the trades so the house stays livable where it can, and we keep the site clean and secured at the end of each day.
4. Finish and walkthrough
Final inspection, a walkthrough with you, and the closeout paperwork for the permit. Roofs, stucco and concrete are the parts of a Florida house that take the weather, so we also tell you what to watch for over the next few years.
Residential work we take on
Kitchen and bathroom remodels. Layout changes, plumbing and electrical relocation, cabinets, tile and fixtures, with the permits and inspections that a remodel requires.
Home additions. Extra living space attached to the existing house: a bedroom, a family room, a garage or a second story, tied structurally and visually into what is already there.
Stucco. New stucco on additions and re-stucco of existing exteriors where the old finish has cracked, delaminated or been patched too many times.
Concrete flatwork and foundations. Slabs, driveways, walkways, patios, footings and stem walls.
Roofing. Installation, repair and replacement, so the house is protected from the elements and looks its best.
We are a licensed Florida general contractor (CGC1538377), family-owned across two generations, with 35+ years of licensed construction expertise, working in Broward, Palm Beach, Miami-Dade and Manatee counties.
Roof repair, replacement and the rules that apply
A roof replacement is permitted work everywhere in Florida. State law makes it unlawful to construct, alter, modify or repair a building without first obtaining a permit from the local building department, and reroofs get in-progress inspections so deck nailing and underlayment are checked before they disappear under the covering. [ksimon.com]
Whether a damaged roof can be patched or has to be replaced turns on Florida's 25 percent rule. The building code says no more than 25 percent of a roof area or roof section can be repaired, replaced or recovered in any 12-month period unless the whole roofing system or section is brought up to current code. Since Senate Bill 4-D in 2022, roofs that were built, repaired or replaced under the 2007 Florida Building Code or later (permitted after March 1, 2009) are exempt: only the repaired portion has to meet current code, however large the repair. [jsheld.com]
In practice that means the first question after storm damage is when the roof was last permitted. We pull that history before recommending a repair or a replacement.
Stucco and concrete on a coastal house
Stucco is installed to ASTM C926 and ASTM C1063. Over metal or wire lath it is a three-coat system, with a minimum 48 hours between the first two coats and seven days before the finish coat, and the lath and its attachments must be corrosion-resistant. In salt air the corrosion-resistance requirement is the one that matters: if the lath rusts, the stucco cracks and lets go from the inside. [up.codes]
The Florida Building Code also tightens fastener and connector requirements near the coast: within 3,000 feet of the shoreline, stainless steel or enhanced galvanizing is required, and within 300 feet, exposed components must be stainless steel. [engineeringexpress.com]
Concrete flatwork on a waterfront lot has its own considerations: lot elevation and drainage so slabs shed water away from the house and the seawall, and a compacted base so driveways and patios do not settle or crack. We coordinate this with our sitework crew when the grade needs to change.
Questions we hear
Do I need a permit to remodel my home in Florida?
For most remodels, yes. The Florida Building Code requires a permit before an owner or contractor constructs, enlarges, alters, repairs, moves or demolishes a building or structure, or installs, alters or replaces electrical, plumbing or mechanical systems regulated by the code. Moving a wall, relocating a sink, adding a circuit or building an addition all fall inside that. Cosmetic work like paint and cabinet doors generally does not. We prepare the application for the scope we carry. [source]
Does a roof replacement need a permit and inspection?
Yes. Florida Statute 553.79 makes it unlawful to construct, alter, modify or repair a building without a permit, and a roof replacement is squarely inside that. Reroof permits carry inspections, including an in-progress inspection so the deck nailing and underlayment are verified before the shingles, tile or metal go on, and a final. We schedule those inspections as part of the job. [source]
Can I repair part of my roof or do I have to replace all of it?
It depends on when the roof was last permitted. Florida's 25 percent rule says that if more than a quarter of a roof section is repaired, replaced or recovered in a 12-month period, the whole section must meet current code. Since 2022, roofs built or replaced under the 2007 code or later (permitted after March 1, 2009) are exempt, and only the repaired portion has to meet current code. We pull the permit history before recommending either. [source]
Does stucco hold up in salt air?
Yes, when it is installed for it. Stucco goes on to ASTM C926 and C1063, and those standards require the lath and lath attachments to be corrosion-resistant. Near the coast the Florida Building Code goes further: within 3,000 feet of the shoreline, fasteners and connectors need stainless steel or enhanced galvanizing, and within 300 feet, exposed components must be stainless. Rusting lath is what makes old coastal stucco crack and delaminate, so material selection is where the job is won. [source]
What is different about building on a waterfront home?
Three things. Flood zone: in AE zones the lowest floor has to be at or above the base flood elevation plus any freeboard your city requires, and VE zones are stricter, so additions and foundations are designed to that line. Salt: fasteners, lath and hardware have to be rated for it. The seawall: it is the edge of your lot, and a failing wall undermines everything behind it. We [[inspect the seawall|/services/seawall-repair]] as part of any waterfront project. [source]
How does a residential project start with you?
With a site visit. We walk the house with you, talk through what you want and what the structure and the lot will allow, and then put together a scope and a plan for permits and drawings. From there the project is sequenced so the house stays livable where it can. Use the [[contact page|/contact]] or call (954) 406-0696 to set up the visit.
What our customers say
Honest, dependable and reliable. My new go-to company to maintain my dock and boat lifts