Owner’s representative for Key Biscayne homes and condos

The Village of Key Biscayne is its own municipality with its own zoning code and building, zoning and planning department. New homes, additions and exterior changes are reviewed against village standards, and variances can require public hearings. The village also sets rules on work hours and site conditions.

The island is in the High-Velocity Hurricane Zone, and most of it is in FEMA flood zones, including coastal high-hazard areas. Oceanfront work seaward of the Coastal Construction Control Line needs a state coastal permit. Older homes renovated past FEMA’s substantial-improvement threshold may have to meet current flood rules, which is a common reason owners rebuild instead.

Much of the housing is in oceanfront condo buildings on Crandon Boulevard and Ocean Lane Drive, many of them decades old and now subject to the milestone inspection law and Miami-Dade’s 40-year recertification. Causeway access, limited staging, deliveries and parking show up in every contractor’s price and schedule.