New homes
Custom home builder for Palm Beach island.
GCS Palm Beach builds custom homes on Palm Beach island, including a teardown and a new house on the same lot. Philip takes the house through the Town’s approvals, open book.
CGC057454 (opens the state record) · Licensed since 1994 · On the island daily for about 25 years
Built the way it was drawn.
The architect draws it, the Town approves it, and Philip builds it. One builder, start to finish.
Open book. You see every cost.
Down and up again, on the Town’s calendar.
From November 1 to April 30 the Town allows no demolition of structures and issues no demolition permits. For 2026, applications were due October 1, and every demolition must be cleared by October 31, 2026.
A complete or major demolition application needs a cash bond or irrevocable letter of credit, an erosion control and parking plan, a construction screening plan and a truck logistics plan. The Town Code says demolition permits are not granted for designated landmarks.
Oceanfront and flood zones add agencies.
Seaward of the Coastal Construction Control Line, the state’s FDEP issues its own permit or exemption. In Flood Zones AE and VE, the Town adds a Floodplain Development Permit with elevation certificates.
A new house’s habitable floor sits at least 18 inches above the lowest adjacent road crown, plus the FEMA and Town flood rules.
The Town of Palm Beach
The approval path for a new house.
Every new house on the island goes to a public hearing. Philip has worked on the island every day for about 25 years.
- 01
Pre-application
A request to the Town’s development review staff by the posted deadline, then a meeting on Microsoft Teams.
The ARCOM process - 02
ARCOM
New houses go to the full commission. Owners within 300 feet are mailed notice at least 30 days ahead.
How ARCOM works - 03
Landmarks
On a landmarked lot, the Landmarks Preservation Commission reviews instead of ARCOM.
Landmarked properties - 04
Town Council
ARCOM major projects now go to the Town Council at its next regular meeting.
After the hearing - 05
Before the permit
The construction screening is permitted, installed, inspected and closed out before the building permit for the house is issued.
Permits on Palm Beach - 06
In season
From November 1 to April 30, no jackhammers, hammer-driven pile drivers or dredges, and weekday hours only.
Construction hours
From the Town’s published rules, checked October 2026. Rules change; check the Town (opens the Town of Palm Beach site) for your property.
Questions
Can I demolish a house on Palm Beach in season?
No. Under Ordinance 15-2026, demolition of structures is prohibited from November 1 through April 30, and the Town issues no demolition permits then. Interior demolition finished in three days or less is allowed.
Does a new house go to ARCOM?
Yes. New houses go to the full Architectural Commission, and the Town Council then considers ARCOM major projects at its next meeting. On a landmarked property the Landmarks Preservation Commission reviews instead.
How long does ARCOM take?
On the Town’s published 2026 calendar, the pre-application request is due about 11 weeks before the hearing. Incomplete submittals push the date back.
How long can a new house take to build?
The Town sets a maximum by size under roof: 16 months for 3,999 sq. ft. or less, up to 36 months for 20,000 to 39,999 sq. ft. Staff can add up to 90 days; anything longer goes to the Town Council.
Read next
- ARCOMThe Architectural Commission, step by step
- LandmarksBuilding on a landmarked lot
- PermitsBuilding permits in the Town of Palm Beach
- Construction hoursSeason hours and no-work days
- RenovationsWhen the house stays
- QuestionsPlain answers, each linked to the Town
- Philip ModenosOwner and Certified General Contractor
- The workHouses, pools and rooms