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Pembroke Pines building permits

Broward County · rules last read 2026-10-13

The 9th Edition (2026) of the Florida Building Code takes effect Dec 31, 2026: applications submitted from that day must comply with it. Product approvals: Miami-Dade applies an NOA whose drawings name a code edition only to permits under that edition, so applications from Dec 31, 2026 need NOA revisions approved for the 9th Edition. From Jan 1, 2027 every underlayment under roof tile needs its own NOA (the yellow-stripe prescriptive option ends), and hip and ridge shingles need an NOA showing the UL 2375 test or the prescriptive cement attachment (Miami-Dade Product Control notices of July 31, 2026). Upload each NOA as downloaded from Product Control: its own pages and every stamped drawing sheet.

Roof replacement / re-roof

What to submit

Depends on your job

When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).

Forms we fill for you

Fee for a $24,000 job: about $650 Building Department Fee Schedule 2026 (PDF) · effective Adopted October 1, 2026

Window and exterior door replacement

What to submit

Depends on your job

When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).

Limits

Site-specific design pressures above a mean roof height of30 ft

Forms we fill for you

Fee for a $18,000 job: about $270 Building Department Fee Schedule 2026 (PDF) · effective Adopted October 1, 2026

Hurricane shutters / storm panels

What to submit

Depends on your job

When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).

Forms we fill for you

Fee for a $8,000 job: about $270 Building Department Fee Schedule 2026 (PDF) · effective Adopted October 1, 2026

Garage door replacement

What to submit

Depends on your job

When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).

Forms we fill for you

Fee for a $4,500 job: about $270 Building Department Fee Schedule 2026 (PDF) · effective Adopted October 1, 2026

A/C changeout (like for like)

What to submit

Depends on your job

When the job value is over $15,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).

Limits

A/C unit distance to the property lineAllowed within the setbacks
Table columns (Maximum Setback Encroachment): Type | Front | Side | Street Side | Rear | Maximum Dimensions | Additional Regulations. Single-family districts only: HVAC equipment may encroach into side, street-side and rear setbacks without restriction;...

Forms we fill for you

Fee for a $9,000 job: at least $129 (priced per item) Building Department Fee Schedule 2026 (PDF) · effective Adopted October 1, 2026

Water heater

What to submit

Depends on your job

When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).

Forms we fill for you

Fee for a $1,800 job: at least $129 (priced per item) Building Department Fee Schedule 2026 (PDF) · effective Adopted October 1, 2026

Fence / gate

What to submit

Depends on your job

When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).

Limits

Maximum fence height, side and rear6 ft
Residentially zoned property (R-1A/R-1B/R-1C etc.). 8 ft allowed along a lot line adjacent to a nonresidential use. Front setback limited to 2 ft by (C)(1)(e). Measured from grade.
Maximum fence height, front yard2 ft
All residential districts (single-family R-1A/R-1B/R-1C). Applies within the front setback and within 25 ft of street-line intersections; measured above the nearest street grade. Exceptions: (C)(1)(d)(1) corner lots with primary entrance on the street side...

Forms we fill for you

Fee for a $6,000 job: about $273 Building Department Fee Schedule 2026 (PDF) · effective Adopted October 1, 2026

Shed / accessory storage structure

What to submit

Depends on your job

When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).

Limits

Maximum shed height24 ft
Shed row, Maximum Height column of Table 155.620. Limit is the height of the primary building or 24 ft, whichever is less; 24 ft is the absolute cap. Footnote [1] text was not visible on the online page.
Maximum shed area100 sq ft to 200 sq ft
Largest: 200 sq ft in A (Agriculture) and R-E (Residential Estate); 100 sq ft in R-1A/R-1B/R-1C. One shed per lot (155.620(C)(1)). By zoning district: A 200 sq ft, R-E 200 sq ft, R-1A 100 sq ft, R-1B 100 sq ft, R-1C 100 sq ft
Shed setback, side and rear5 ft
Table 155.620 columns: Type | Setback Front | Side | Street Side | Rear | Maximum Height | Maximum Dimensions | Additional Regulations. Residential lots. Side 5 ft and rear 5 ft; street side (corner) 15 ft; front = primary building setback. Table row note:...

Forms we fill for you

Fee for a $7,000 job: about $312 Building Department Fee Schedule 2026 (PDF) · effective Adopted October 1, 2026

Generator / LP tank

What to submit

Depends on your job

When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).

Limits

Generator distance to the property lineAllowed within the setbacks
Table columns (Maximum Setback Encroachment): Type | Front | Side | Street Side | Rear | Maximum Dimensions | Additional Regulations. Single-family districts only: emergency generators may encroach into side, street-side and rear setbacks without...

Forms we fill for you

Fee for a $14,000 job: about $584 Building Department Fee Schedule 2026 (PDF) · effective Adopted October 1, 2026

Swimming pool / spa (new)

What to submit

Depends on your job

When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).

Limits

Pool setback, side and rear5 ft
Table 155.620 columns: Type | Setback Front | Side | Street Side | Rear | Maximum Height | Maximum Dimensions | Additional Regulations. Residential lots; measured to the water line (water's edge). Street side 15 ft. Therapeutic pools: 2 ft side/rear....

Forms we fill for you

Fee for a $60,000 job: about $2,371 Building Department Fee Schedule 2026 (PDF) · effective Adopted October 1, 2026

Solar PV

What to submit

Depends on your job

When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).

Forms we fill for you

Fee for a $28,000 job: about $1,128 Building Department Fee Schedule 2026 (PDF) · effective Adopted October 1, 2026

Driveway / pavers / walkway / approach

What to submit

Depends on your job

When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).

Forms we fill for you

Fee for a $9,000 job: about $390 Building Department Fee Schedule 2026 (PDF) · effective Adopted October 1, 2026

Interior remodel / alteration (incl kitchen/bath/flooring)

What to submit

Depends on your job

When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).

Forms we fill for you

Fee for a $25,000 job: about $1,011 Building Department Fee Schedule 2026 (PDF) · effective Adopted October 1, 2026

Uploading files

Built from the building department's own checklists, forms and fee schedules, the county rules and Florida law. Rules change: confirm with the building department before you submit.