Effective Date: July 23, 2026 · Last Updated: July 23, 2026 · 3SKY LLC · Coral Gables, Florida
3SKY LLC is a Florida-based design-build coordination, permitting, estimating, and construction consulting firm. Depending on the project and the applicable written agreement, our services may include due diligence, zoning and code review, permit documentation, architectural and engineering coordination through appropriately licensed professionals, construction estimating, permit management, plan-review responses, project coordination, construction consulting, and related professional services.
Construction services, when offered and accepted, are performed through the properly licensed contractor of record under a separate written construction agreement.
Our principal office is located in Coral Gables, Florida.
These Website Terms & Conditions govern your use of www.3skyllc.com, including information, documents, photographs, project details, and requests submitted through our website forms.
Submitting an inquiry, Project Diagnostic Review request, document, photograph, or other information through our website does not create a professional-services agreement, design agreement, construction agreement, contractor-of-record relationship, or other binding engagement between you and 3SKY LLC.
Professional or construction services begin only after the applicable project scope has been reviewed and the parties have approved and executed a written proposal, authorization, or agreement.
Submission of a website form does not:
Any preliminary diagnostic review, feasibility observation, budget reference, planning range, schedule discussion, or other information provided before execution of a written agreement is for preliminary project-screening and planning purposes only.
Preliminary information does not constitute a guarantee of:
Final determinations may depend on appropriately licensed design professionals, contractors, inspectors, governmental agencies, utility providers, fire authorities, health authorities, environmental agencies, and the applicable Authority Having Jurisdiction.
The specific services provided by 3SKY LLC are defined exclusively by the applicable written proposal or agreement.
Depending on the project, services may include:
Services do not automatically include:
All regulated professional services shall be performed, supervised, approved, signed, and sealed by appropriately licensed professionals when required by Florida law.
Payment for plans, design coordination, engineering coordination, permit documentation, permit management, or permit-expediting services does not automatically include construction services or contractor-of-record responsibilities.
If a governmental authority requires a contractor before permit issuance, the property owner must retain an eligible licensed contractor. 3SKY LLC or an affiliated contractor is not required to accept the project as contractor of record merely because 3SKY LLC prepared or coordinated plans or assisted with permitting.
Contractor-of-record services require a separate evaluation of:
Acceptance must be confirmed through a separate written construction or contractor-of-record agreement.
A contractor license may not be loaned, rented, or provided solely to obtain a permit for work controlled, performed, or supervised by unauthorized parties.
Not all existing construction or work performed without permits can be legalized.
Legalization may depend on:
Existing or unpermitted work may require:
Submission of a project for review does not constitute a representation that existing work can remain or be approved.
Work requiring a permit should not begin until:
Unauthorized or premature demolition or construction may result in violations, stop-work orders, fines, failed inspections, permit delays, required exposure of concealed work, testing, redesign, removal, reconstruction, or additional project costs.
3SKY LLC does not automatically approve, certify, or accept work simply because it has already been performed.
Friends, relatives, employees, personal workers, subcontractors, or companies selected by the property owner may not perform work under another contractor's license, permit, supervision, or insurance without prior review, written approval, and proper contractual authorization.
When a licensed contractor serves as contractor of record, that contractor must maintain control over:
The contractor may suspend work, restrict site access, or require the removal of unauthorized workers when their participation creates safety, licensing, insurance, inspection, scheduling, quality, or contractual risks.
Work performed by unauthorized persons may void or limit warranties and may result in additional inspections, testing, engineering evaluation, correction, removal, delays, or additional charges.
You are responsible for providing complete and accurate information.
3SKY LLC may rely on information supplied by the property owner, client, authorized representative, governmental agencies, consultants, contractors, and other third parties when conducting preliminary reviews or preparing proposals.
Incomplete, inaccurate, outdated, or misleading information may affect:
Additional review, public-record research, field verification, testing, or professional services may be required if new or conflicting information is discovered.
By uploading documents, plans, surveys, photographs, videos, reports, or other materials, you represent that you are authorized to provide them to 3SKY LLC for evaluation of the proposed project.
Submission does not transfer ownership of those materials to 3SKY LLC. You authorize 3SKY LLC to review, reproduce, store, and share submitted materials with its employees, professional consultants, contractors, and service providers as reasonably necessary to evaluate or perform the requested services, subject to applicable privacy obligations.
Do not submit Social Security numbers, payment-card information, banking credentials, confidential medical information, or other sensitive personal information through the general project-intake form.
Website content, including text, graphics, logos, layouts, photographs, branding, and design elements, is owned by or licensed to 3SKY LLC and is protected by applicable intellectual-property laws.
Plans, drawings, specifications, reports, estimates, calculations, models, and other instruments of service prepared for a project remain subject to the ownership, licensing, payment, and authorized-use provisions stated in the applicable written agreement.
Unless the written agreement expressly provides otherwise, payment does not transfer authorship or intellectual-property ownership.
Upon satisfaction of applicable contractual and payment requirements, the client may receive a limited license to use project deliverables solely for the property and project for which they were prepared.
Documents may not be reused, altered, transferred, or applied to another property or project without prior written authorization.
The website and its general informational content are provided on an "as available" basis for informational and preliminary planning purposes.
To the fullest extent permitted by law, 3SKY LLC is not responsible for indirect, incidental, special, punitive, or consequential damages arising solely from use of this website or reliance on preliminary website information before execution of a written agreement.
Any limitations of liability applicable to professional or construction services shall be governed exclusively by the applicable written agreement and applicable Florida law.
Nothing in these Website Terms & Conditions is intended to waive duties or liabilities that cannot legally be waived or limited.
Our website may use third-party providers for hosting, form processing, communications, analytics, document storage, scheduling, payment processing, SMS communications, and related services.
These providers may include Netlify, Formspree, RingCentral, and other vendors identified in our Privacy Policy.
Use of third-party services may also be subject to each provider's own terms and privacy practices. 3SKY LLC does not control the independent policies, security practices, or operations of third-party providers.
Our website may contain links to governmental agencies, professional consultants, vendors, manufacturers, or other third-party websites.
Links are provided for convenience or reference. Unless expressly stated otherwise, 3SKY LLC does not control, endorse, warrant, or accept responsibility for third-party content, availability, accuracy, products, services, or privacy practices.
Customers who affirmatively opt in may receive conversational and informational SMS messages from 3SKY LLC concerning:
Messaging frequency may vary. Message and data rates may apply.
Reply STOP to opt out at any time. Reply HELP for assistance, call 305-433-5448, email info@3skyllc.com, or visit www.3skyllc.com.
Consent to receive SMS messages is not a condition of purchasing services.
SMS opt-in consent, mobile numbers, and messaging preferences are handled in accordance with our Privacy Policy and SMS Terms & Conditions.
These Website Terms & Conditions are governed by the laws of the State of Florida, without regard to conflict-of-law principles.
Any dispute arising solely from use of this website shall be subject to the applicable state or federal courts located in Miami-Dade County, Florida, unless otherwise required by law.
Disputes arising from professional or construction services shall be governed by the dispute-resolution, notice, venue, and other provisions contained in the applicable written agreement.
3SKY LLC may update these Website Terms & Conditions periodically.
The "Last Updated" date identifies the most recent revision. Continued use of the website after updated terms are published constitutes acceptance of the revised Website Terms & Conditions to the extent permitted by law.
Questions regarding these Website Terms & Conditions may be directed to:
Related: Privacy Policy · SMS Terms & Conditions