Owner’s representative for Miami Beach homes and condos

Depending on location and scope, a project can go before the Design Review Board, the Historic Preservation Board, the Planning Board or the Board of Adjustment. The city has many local historic districts, from the Art Deco core on Ocean Drive and Collins Avenue to Flamingo Park, Espanola Way and districts in Mid- and North Beach. Older, architecturally significant single-family homes can face added review before demolition. Board applications include drawings, renderings, a narrative, neighbor notice and a public hearing.

Much of the city is in FEMA flood zones, and Miami Beach requires finished floors above base flood elevation plus freeboard. The city sets minimum seawall elevations and has raised streets in some neighborhoods, which affects driveways and drainage. A renovation past FEMA’s substantial-improvement threshold can require full flood compliance.

Miami Beach is in the High-Velocity Hurricane Zone, so exterior products need NOAs. Oceanfront work seaward of the Coastal Construction Control Line needs a state coastal permit. Island access, limited staging and parking add cost. Condo owners also need association approval on work hours, elevators, insurance and alterations before a permit is filed.