Gulf Stream
General contractor in Gulf Stream.
GCS Palm Beach takes jobs in Gulf Stream, on A1A south of Ocean Ridge and Briny Breezes. Philip Modenos, Florida Certified General Contractor CGC057454, licensed since 1994, takes any job, from a repair to a new house.
CGC057454 (opens the state record) · Licensed since 1994 · On the island for over 25 years
A repair to a new house.
A leak, a bath, a kitchen, a pool, a whole-house renovation, or a teardown and a new house.
Open book. You see every cost.
- New houses
- Renovations
- Pools
- Repairs
Staff, the board, or the Commission.
Any exterior change starts with a pre-application meeting with the Town Manager and staff, which sets the review level. Under 300 square feet, staff decides. Larger work, discouraged styles, or removing more than two trees over 8 inches caliper go to the Architectural Review and Planning Board.
New homes and work on more than half the floor area go to the Town Commission after the board recommends. The ARPB meets the fourth Thursday of the month at 8:30 a.m.
December to April, quieter.
From December 1 through April 30, work runs non-holiday weekdays 8:00 a.m. to 5:00 p.m., and Saturdays only inside a fully enclosed structure. Pile driving, jackhammering and dry sandblasting wait for May.
It’s down A1A from the Town of Palm Beach, where Philip has worked for over 25 years.
The Town of Gulf Stream
What the Town of Gulf Stream asks of a job.
Gulf Stream sets the zoning and the review; Highland Beach issues the building permit. These lines are from the Town’s pages.
- 01
Pre-application
A meeting with the Town Manager and staff, with plans and elevations, before any exterior change. It sets the review level.
The Town’s review process (opens the town’s official site) - 02
The permit
Issued and inspected by Highland Beach, on its forms, fully digital. Every permit includes the signed first page of the Gulf Stream Construction Handbook.
The Town’s permits page (opens the town’s official site) - 03
Registration
Everyone hired to work at a property registers with the Town. Commercial vehicles carry the Town decal.
Contractor registration (opens the town’s official site) - 04
The hours
May 1 to November 30, weekdays and Saturdays 8:00 a.m. to 5:00 p.m. December 1 to April 30, weekdays, and Saturdays only fully enclosed. No work on the six major holidays.
Work hours (opens the town’s official site)
From the Town’s published rules, checked October 2026. Rules change; check the Town’s permits page (opens the town’s official site) for your property.
Questions
Who issues building permits in Gulf Stream?
The Town of Highland Beach, under an interlocal agreement with Gulf Stream, handles all building permits and inspections, fully digitally. Gulf Stream keeps its zoning authority, and its requirements and fees come first.
Can contractors work on Saturdays in Gulf Stream in winter?
From December 1 through April 30, only inside a fully enclosed structure, so no noise, dust or light reaches other properties. From May 1 through November 30, Saturdays run 8:00 a.m. to 5:00 p.m.
What does the Gulf Stream ARPB review?
Level 2 projects, such as an expansion of more than 300 square feet but under half the floor area, discouraged styles or materials, or removing more than two trees over 8 inches caliper. New homes and larger work go on to the Town Commission after the ARPB recommends.
Do contractors register with the Town of Gulf Stream?
Yes. Everyone hired to work at a property registers with the Town, at Town Hall or by email, and commercial vehicles carry the Town’s decal on the driver’s side rear bumper.