South Palm Beach
General contractor in South Palm Beach.
GCS Palm Beach takes jobs in South Palm Beach, the town directly south of the Town of Palm Beach on A1A. Philip Modenos, Florida Certified General Contractor CGC057454, licensed since 1994, takes any job here, from a repair to a whole condo unit.
CGC057454 (opens the state record) · Licensed since 1994 · On the island for over 25 years
A repair, a bath, a whole unit.
The same jobs as on the island: a kitchen, a bath, every room of a condo unit, or the list before a closing.
Open book. You see every cost.
- Condo units
- Kitchens
- Baths
- Repairs
The owner, the builder and the building.
The Town’s master permit is signed by the homeowner, the general contractor and the condo or HOA representative. A remodel adds a floor plan and the scope of work.
Everything is filed online in MGO, under the Town of South Palm Beach, never the County. The Town doesn’t accept the County-wide permit application.
Just south of Palm Beach.
South Palm Beach borders the Town of Palm Beach on the south, on A1A. Philip has worked on the island for over 25 years; this is the same road, one town down.
The Town of South Palm Beach
What the Town of South Palm Beach asks of a job.
Its own building department, its own portal and its own hours. These are the lines from the Town’s permit page.
- 01
The permit
Online in MGO, Town of South Palm Beach as the jurisdiction. A Notice of Commencement for work of $5,000 or more ($15,000 for an A/C replacement).
The Town’s permit page (opens the town’s official site) - 02
The hours
Monday through Saturday, 8:00 a.m. to 5:30 p.m. Nothing on Sundays or federal holidays.
Work hours (opens the town’s official site) - 03
Exterior changes
The Architectural Review Board reviews and advises; the Town Council gives the final approval. Plans are drawn by a licensed architect.
The Architectural Review Board (opens the town’s official site) - 04
Dumpsters
The Town gives no construction debris service; dumpsters come from Waste Management only. A permit with no activity for six months is void.
The Building Department (opens the town’s official site)
From the Town’s published rules, checked October 2026. Rules change; check the Town’s Building Department (opens the town’s official site) for your property.
Questions
Who issues building permits in South Palm Beach?
The Town of South Palm Beach’s own Building Department, at 3577 South Ocean Boulevard. Applications go online through My Government Online (MGO), with the Town picked as the jurisdiction, not the County.
What are the construction hours in South Palm Beach?
Monday through Saturday, 8:00 a.m. to 5:30 p.m. No work on Sundays or federal holidays.
Does a condo renovation in South Palm Beach need the association?
Yes. The Town’s master permit is signed by the homeowner, the general contractor and the condo or HOA representative.
Who approves exterior changes in South Palm Beach?
The Architectural Review Board reviews them and advises the Town Council, which gives the final approval for any exterior building permit, or landscaping that needs a permit.