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Monday 8am - 5pm Tuesday 8am - 5pm Wednesday 8am - 5pm Thursday 8am - 5pm Friday 8am - 5pm

East of Collins

Backed by 16+ years of experience and relationships, we turn com Why East of Collins?

South Florida's trusted partner in permit expediting, business licensing, and special event permitting across Miami-Dade, Broward & Palm Beach — plus boutique real estate through EOC Realty. White-glove permitting and boutique real estate—rooted in South Florida, built on relationships.

♦️EOC Expediting: Specializing in construction permitting, new development permitting, business licensing, and

special event permitting.

♦️EOC Realty: Boutique real estate with concierge-level service and hyper-local market knowledge. Founded on a commitment to serve the vibrant communities east of Collins Avenue—where personalized service meets exceptional standards.

08/05/2026

Before you sign a repair contract after storm damage, a few things matter more than getting started fast. Don't begin demolition before your local building department issues an official Substantial Damage determination — that document is what confirms whether the threshold applies and what your real path forward looks like. Document everything first: photos and video of all damage, before any cleanup begins. Get your structure's pre-damage value in writing, and confirm your city's exact threshold — 49% or 50% — before finalizing your repair estimate.Save this one for later, and send it to someone rebuilding after storm damage.Call us for a Permit Strategy Session if you're not sure where your property stands.

08/03/2026

Art Basel season is coming, and the permit deadlines are closer than they look. Miami Beach submissions are due August 28. City of Miami submissions are due October 11. If you're producing an activation this season, now is the time to start, not the week of the deadline.

07/27/2026

The deal was moving. The title search came back. An open permit from 2014 surfaced. The lender flagged it. The original contractor — unreachable.

Completion of work and closure of a permit are not the same thing. One is a physical fact. The other is a recorded determination by the building department — and until that determination is made, the permit is open.

Who pays? Not the contractor who did the work. The current owner.

A permit history audit before any acquisition, sale, or refinance is not overhead. It's the thing that keeps your closing on schedule.

Save this if you're in a transaction right now.

07/24/2026

Before you invest in the build-out, you need to know the licensing stack — because part of it changes every time you cross a city line.

A food truck license in South Florida isn't one document. Most trucks need: a state MFDV license through Florida's Division of Hotels and Restaurants, county health department approval, and a Business Tax Receipt for each municipality where they regularly operate.

What most owners miss: what's required in Miami isn't automatically satisfied in Miami Beach or Hialeah. Each city has its own process.

Requirements vary by operation, location, and scope. The right first step is mapping what applies to your truck before you spend on equipment.

07/20/2026

A stop-work order landed on a job site this week. It was lifted in five days. Here's what happened in between.

A stop-work order shuts down the job site. It doesn't shut down the path forward — every South Florida jurisdiction has a defined resolution process.

What triggers them: work outside the permitted scope, unpermitted modifications, a missed required approval.

What resolves them: a precise diagnostic review of the permit record, identification of the exact discrepancy, a corrective submission, and a re-inspection.

The variable isn't whether the path exists — it's how fast and accurately you engage it. When work stops, we start.

07/17/2026

$500 per day. Vacate orders. Personal board director liability. This is what missing a December 31 deadline looks like.

If your condominium building reached its 30-year mark in 2026 — or 25 years if you're within 3 miles of the coast — your Phase 1 milestone inspection must be complete by December 31, 2026.
This is Florida Statute 553.899. Not a recommendation.

Phase 1 is a visual structural examination by a licensed engineer or architect. If it finds substantial deterioration, Phase 2 is triggered — and repairs must begin within 365 days. Miami-Dade also runs its own 40-year recertification requirement, separate and parallel.

If your building has open permits or structural work tied to inspection findings, this conversation needs to happen now.

07/15/2026

Approved in Florida. Rejected in Miami-Dade. Here's the one reason why.

Both Miami-Dade and Broward sit inside the High Velocity Hurricane Zone — a designation under the Florida Building Code that requires every window, door, roofing system, and exterior product to meet 175+ mph wind standards and carry either a Miami-Dade NOA or a Florida Product Approval with explicit HVHZ endorsement.

No HVHZ endorsement? Not accepted here.

We see this specification error regularly from teams outside South Florida. Approved product, wrong market. Permit rejected. Spec rewritten. Timeline extended. Product verification is part of our pre-submission process.

07/10/2026

Getting every agency approval in hand is not the goal. Getting them all in hand at the same time, before your event date, is.

A fire marshal approval that comes in after the health department window closes doesn't protect your event.

In South Florida, the markets with the most demand — Miami Beach, Wynwood, Virginia Key — also have the most layered requirements. City. County. Fire. Health. Police. Noise. Each on its own clock. None of them trigger the next.

We don't just file permits. We coordinate the timeline so every approval lands when it needs to.
Full breakdown on the blog — link in bio.

Address

252 Sunny Isles Boulevard, Suite CU2
Sunny Isles Beach, FL
33160

Opening Hours

Monday	8am - 5pm
Tuesday	8am - 5pm
Wednesday	8am - 5pm
Thursday	8am - 5pm
Friday	8am - 5pm

Website

http://www.eastofcollins.com/

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