The character kept,the structure brought to code.

Pull the permit. Most construction in Miami-Dade County requires one, and unpermitted work has a way of surfacing later, when you sell the house or file an insurance claim. We handle the permit from the application through the final inspection as part of the job, so you are never the one standing in line at the building department. Every stage is inspected before the next one starts, so the work behind the walls is checked long before the finishes cover it. For a house in the Coral Gables historic district, the work also goes through the district's own review board, and we build the schedule around how long those approvals take. The permit is in hand before the crew shows up.

Yes, for anything structural or anything that needs a permit, and in Miami-Dade that covers most renovations and additions. If you can, bring us the drawings before they are final. We read plans for what is missing, not just what is drawn, and we bring it up before pricing, so the estimate covers the real job. A question answered on paper costs nothing; the same question answered after demolition costs time. We work with your architect and your designer as one team. For a house in the Coral Gables historic district, the drawings also go to the district's review board, and we handle those approvals along with the permits. If you do not have an architect yet, say so early and we will talk it through with you.

Yes, and the right time to do it is before the estimate is final. Value engineering just means finding another way to get the same result for less: a different material, a simpler way to carry a load, a change in the order of work. Some of those choices lower the price and nobody would ever notice. A few would show. We tell you which is which, and you decide. Changing a line on the drawings costs nothing; changing it after demolition costs time and money. And some choices deserve more time, not less. Stone is a twenty-year decision. Most people make it in an afternoon, so we show you what each option costs before you commit.