Broward County permitting works differently from most of Florida. The county's Building Code Services Division issues permits only for the Broward Municipal Services District (BMSD — unincorporated Broward) and a handful of contract cities. Broward is also a High-Velocity Hurricane Zone county, and code administration countywide is overseen by the Broward County Board of Rules and Appeals.
This guide covers what triggers a permit, how fees work, the ePermits OneStop submission process, county-level reviews that apply even inside cities, trade permits, and inspections — so your Broward project keeps moving.
Most of Broward is incorporated. The county directly permits only unincorporated BMSD and contract cities; Broward's roughly 30 municipalities (Fort Lauderdale, Hollywood, Pembroke Pines, Coral Springs, Miramar and more) run their own building departments. Even then, many projects still need a separate Broward County Development & Environmental Review — start with your city, then file the county permit.
What requires a building permit in Broward County?
Under the Florida Building Code (§105.1) as administered through the Broward County Board of Rules and Appeals, a permit is required before you erect, alter, repair, move, demolish, or change the occupancy of most structures and systems. Common triggers include:
Permit required
- New buildings, additions, and tenant build-outs
- Structural / load-bearing alterations and demolition
- Reroofing, window and door replacement, and exterior work
- Electrical service changes and most wiring alterations
- Mechanical / HVAC changeouts and boilers
- Plumbing alterations, repipes, and water heaters
- Pools and spas, signs, fences, and standby generators
- Low-voltage systems (alarm, data, landscape lighting)
Typically exempt
- Painting, flooring, cabinetry, and cosmetic work
- Like-for-like minor repairs not altering systems
- Certain low non-structural fences (confirm limits)
- Routine maintenance not extending or rerouting systems
Exemptions are narrow and scope-specific. When unsure, confirm with the building department before starting — see the penalty note below.
Permits must be issued before work begins. Starting without one exposes the property owner to penalties and after-the-fact fees, and can complicate financing and resale. File first.
Who handles permitting in Broward County?
Permitting for unincorporated Broward is administered by the county's Building Code Services Division, while Development & Environmental Review handles county-level impact/concurrency and environmental approvals that can apply even to municipal projects. Reviews are coordinated through ePermits OneStop.
| Detail | Information |
|---|---|
| Office | Government Center West, 1 N. University Drive, Plantation, FL 33324 |
| building@broward.org | |
| Development & Env. Review | (954) 357-6666 |
| Online portal | ePermits OneStop — broward.org/ePermits |
| Code oversight | Broward County Board of Rules and Appeals |
| Enforced code | Florida Building Code, 8th Edition (2023), incl. HVHZ provisions |
Submittals requiring county Development & Environmental Review are accepted only through ePermits OneStop. For projects inside a city, start the permit with the municipality, then file the associated Broward County permit online.
Broward County permit types
A building permit is one record among many. Broward County BCS issues work under separate record types, and filing under the wrong one is a rejection, not a correction — the application is closed and refiled, and the review clock restarts.
Residential permit types
| Permit type | What triggers it | Review path | Fee basis |
|---|---|---|---|
| New construction | New dwellings, additions, and accessory structures over the exempt threshold | Full plan review (structural, energy, zoning) | Valuation-based |
| Renovation / alteration | Structural or load-bearing changes, layout changes, substantial repair | Plan review scaled to scope | Valuation-based |
| Reroof | Roof covering replacement and most major roof repair | Product approval review; dry-in and nail-off inspections | Valuation or squares |
| Solar photovoltaic | Rooftop or ground-mount PV installation or replacement | Structural plus electrical review | Flat or system-size based |
| Solar thermal | Passive water heating or pool heating systems | Plumbing and structural review | Flat or per-permit minimum |
| Electrical | Service changes, panel upgrades, new circuits, most wiring alterations | Trade review; filed against the building permit | Per-permit minimum or per-device |
| Plumbing | New piping, repipes, water heaters, fixtures, gas piping | Trade review; filed against the building permit | Per-permit minimum or per-fixture |
| Mechanical / HVAC | Changeouts that are not like-for-like, ductwork, refrigeration | Trade review; filed against the building permit | Per-permit minimum or per-unit |
| Windows and doors | Replacement units and opening protection | Product approval review for wind-borne debris | Valuation or per-opening |
| Pool and spa | In-ground and above-ground pools, spas, barrier and enclosure work | Plan review plus barrier and electrical bonding | Valuation-based |
| Fence and accessory | Fences, sheds, decks, and carports over the exempt threshold | Zoning plus structural where applicable | Flat or valuation-based |
| Demolition | Full or partial demolition of a structure | Utility disconnect verification required | Flat |
Commercial permit types
| Permit type | What triggers it | Review path | Fee basis |
|---|---|---|---|
| New construction | Ground-up commercial, industrial, and multifamily | Full multi-discipline plan review | Valuation-based |
| Tenant improvement | Interior build-outs and suite fit-ups | Plan review across affected disciplines | Valuation-based |
| Renovation / alteration | Structural, envelope, or system changes to an existing building | Plan review scaled to scope | Valuation-based |
| Change of use | Converting a building from one occupancy classification to another | Zoning, life-safety, and accessibility review | Valuation or flat |
| Reroof | Commercial roof covering replacement | Product approval review plus fire review where applicable | Valuation or squares |
| Solar photovoltaic | Commercial rooftop, carport, and ground-mount PV | Structural, electrical, and often fire review | Valuation or system-size based |
| Electrical | Service, distribution, and branch circuit work | Trade review | Valuation or per-device |
| Plumbing | Supply, waste, vent, and gas systems | Trade review | Valuation or per-fixture |
| Mechanical / HVAC | Rooftop units, ductwork, exhaust, and refrigeration | Trade review | Valuation or per-unit |
| Fire protection | Sprinkler, standpipe, alarm, and suppression systems | Fire prevention plan review | Valuation or per-device |
| Sign | Wall, monument, and illuminated signage | Zoning plus electrical where illuminated | Flat or per-sign |
| Demolition | Full or partial commercial demolition | Utility disconnect and environmental clearance | Flat or valuation-based |
Residential
- Single-discipline review in most cases
- Master permit with trades filed against it
- Owner-builder route exists but carries statutory affidavits
- Product approval drives roofing and opening protection
Commercial — multi-discipline
- Concurrent review across building, fire, and zoning
- Signed and sealed plans across every affected discipline
- Accessibility and life-safety review attach to change of use
- Impact and concurrency fees can apply on top of permit fees
Solar permits in Broward County
Solar is permitted as its own record type in most Florida jurisdictions rather than rolled into a general building permit, and residential and commercial photovoltaic are usually separate records with different document sets. Solar thermal — passive water and pool heating — is a third, distinct record.
A photovoltaic submittal is reviewed on two tracks at once: structural (roof load path, attachment spacing, uplift) and electrical (conductor sizing, rapid shutdown, point of interconnection). A single-line diagram and a signed and sealed structural attachment detail are the two attachments most often missing on a first submittal.
Under Fla. Stat. §163.04, a homeowners' association cannot prohibit a solar collector on a dwelling — HOA architectural approval is not a prerequisite to permit issuance, though it may still be a contractual matter between owner and association.
Utility interconnection runs parallel to the building permit, not inside it. Permission to Operate is issued by the utility after the final electrical inspection clears.
High-Velocity Hurricane Zone. Broward County sits in Broward County, inside the High-Velocity Hurricane Zone. HVHZ work requires products carrying a Miami-Dade Notice of Acceptance or a Florida Product Approval valid for the HVHZ, uses stricter attachment and uplift criteria, and carries review requirements above the statewide baseline — on both solar and roofing.
Roofing permits in Broward County
A roof covering replacement requires a permit in every Florida jurisdiction. Repairs below the local threshold may not, but the threshold is scope-specific and confirming it with the building department before tear-off is cheaper than an after-the-fact permit.
Every roof product must carry a current Florida Product Approval or Miami-Dade Notice of Acceptance rated for the wind speed at the project address. A product approval number that has lapsed or is rated below the site wind speed is the single most common reroof rejection.
Reroof inspections are sequenced: dry-in after the underlayment, nail-off on the sheathing fastening, and final. Covering the deck before the dry-in inspection means tearing it back open.
Hurricane mitigation retrofit requirements can attach when an existing roof is replaced, including secondary water barrier and roof-to-wall connection work. These add scope and documents, and they are triggered by the replacement itself.
Under Fla. Stat. §553.7922, jurisdictions run expedited procedures for permits that need no technical review — reroofs, roof repairs, and similar — during a declared state of emergency.
Broward County building permit cost
Broward building fees are set by the county fee schedule and are based on the type and valuation of work, with separate fees for each trade. County-level Development & Environmental Review, impact, and concurrency fees may apply in addition to your municipal permit fees.
Because the line items are adjusted periodically — for example, Broward shifted education-fee collection to the School Board of Broward County effective November 20, 2025 — always confirm current amounts on the county's fee schedule or at application before budgeting.
| Fee component | How it works |
|---|---|
| Building / construction fee | Based on type and valuation of work; minimum fees apply |
| Trade permits (E / P / M) | Charged separately per trade unless rolled into a master permit |
| Development & Env. Review | County review for impact, concurrency, and environmental items |
| Impact / concurrency fees | Assessed for qualifying new development |
| State surcharge | DBPR surcharge added per Florida statute |
| Work-without-permit | After-the-fact fees and penalties |
Want a precise number for a specific Broward County project? Send us the scope and valuation and we'll return a fee estimate alongside a filing timeline.
Broward County trade permits
Electrical, plumbing, and mechanical work generally needs its own permit and licensed contractor, each filed against the master building permit.
Electrical permits
Required for service installations, panel upgrades, low-voltage systems, and most wiring alterations. Broward enforces the electrical provisions of the Florida Building Code with HVHZ amendments.
Plumbing permits
Required for new plumbing, repipes, water heater changeouts, fixtures, and gas piping. Fees follow the county schedule with a per-permit minimum.
Mechanical (HVAC) permits
Required for HVAC changeouts, ductwork, refrigeration, and boilers. Standby generators and fuel systems are permitted and inspected separately.
Miscellaneous & specialty
Reroofs, pools and spas, signs, fences, and generators are permitted separately. As an HVHZ county, Broward requires roofing and exterior products to carry a current Miami-Dade NOA or Florida Product Approval suitable for the High-Velocity Hurricane Zone.
Verify your contractor's license. Confirm the contractor is licensed in Florida (DBPR, (850) 487-1395) and properly registered/certified for Broward before signing. The property owner is responsible for ensuring a permit is obtained.
How to get a building permit in Broward County
Confirm scope & jurisdiction
Verify the work needs a permit, and determine whether your parcel is in unincorporated BMSD/a contract city (county permit) or a municipality (city permit plus any county review).
Prepare your documents
Assemble the application, owner/parcel info and valuation, signed/sealed plans for structural or larger work, energy calcs, and HVHZ product approvals (NOAs) where applicable.
Start with the city, then file county permits
For municipal projects, open the permit with your city first; then submit the associated Broward County permit through ePermits OneStop.
Plan review & corrections
Building Code Services and, where applicable, Development & Environmental Review evaluate the submission. Upload revisions promptly if comments are issued.
Pay fees & pull the permit
Pay building, trade, and any county review/impact fees, then download the permit. Record and post a Notice of Commencement where required.
Schedule inspections through close-out
Request inspections through ePermits OneStop. Clear all required inspections to obtain your Certificate of Occupancy or Completion.
Inspections in Broward County
Schedule inspections through ePermits OneStop using your permit number. Typical checkpoints include foundation, rough-in MEP, framing, insulation, and final. The permit and Notice of Commencement should be posted on site with approved documents available.
A re-inspection fee applies to failed inspections and must be paid before a final inspection or Certificate of Occupancy can be requested.
Official Broward County permitting resources
- 🏛️ Broward County Building Code Services
- 💻 ePermits OneStop
- 📋 Building permits overview
- 📘 Florida Building Code (8th Ed.)
- ⚖️ Board of Rules and Appeals
- 🪪 DBPR license verification
Frequently asked questions
Who issues building permits in Broward County?
Broward County's Building Code Services Division issues permits for the Broward Municipal Services District (unincorporated Broward) and contract cities. Broward's roughly 30 municipalities run their own building departments, and the Board of Rules and Appeals administers the code countywide.
Do I still need a county permit if my project is inside a city?
Often, yes. Many projects need a separate Broward County Development & Environmental Review (impact, concurrency, or environmental) in addition to the municipal building permit. Start with the city, then file the county permit through ePermits OneStop.
How do I apply for a Broward County permit?
County submittals requiring Development & Environmental Review are accepted through the ePermits OneStop portal at broward.org/ePermits.
Is Broward in the High-Velocity Hurricane Zone?
Yes. Broward and Miami-Dade are Florida's two HVHZ counties, so roofing and exterior products must carry a current Miami-Dade NOA or Florida Product Approval rated for the HVHZ.
How much does a Broward County building permit cost?
Fees are based on the type and valuation of work, with separate trade fees and possible county review, impact, and concurrency fees. Amounts are adjusted periodically, so confirm current figures on the county fee schedule before filing.
Do I need a permit to install solar panels in Broward County?
Yes. Photovoltaic installations in Broward County are permitted under a dedicated solar record type reviewed on both a structural and an electrical track. Solar thermal — passive water and pool heating — is a separate record. Under Fla. Stat. §163.04 a homeowners' association cannot prohibit a solar collector, so HOA approval is not a prerequisite to permit issuance. Utility interconnection and Permission to Operate run in parallel with the permit, not inside it.
Does a roof replacement require a permit in Broward County?
Yes, and Broward County is in the High-Velocity Hurricane Zone, so the bar is higher than the rest of Florida. Roof products must carry a Miami-Dade Notice of Acceptance or a Florida Product Approval valid for the HVHZ, attachment and uplift criteria are stricter, and hurricane mitigation retrofit requirements commonly attach when an existing roof is replaced. Inspections remain sequenced — dry-in, nail-off, then final.
What is the difference between a residential and a commercial permit in Broward County?
Residential work is generally a single-discipline review filed as a master permit with trades filed against it. Commercial work in Broward County runs concurrent review across building, fire, and zoning, requires signed and sealed plans for every affected discipline, and can carry impact and concurrency fees on top of permit fees. Change of use adds accessibility and life-safety review.
Do trade permits need to be pulled separately in Broward County?
Yes in most cases. Electrical, plumbing, and mechanical work is permitted separately by the licensed contractor for each trade and filed against the master building permit. Each trade permit carries its own fee and its own inspection sequence.
What happens if I file under the wrong permit type in Broward County?
The application is rejected rather than corrected. Broward County BCS closes the record, the filing is resubmitted under the correct record type, and the review clock restarts from zero. Confirming the record type before filing is the cheapest step in the entire process.
Can I apply for all Broward permit types online?
Most record types are filed through ePermits OneStop, but availability varies by permit type and by applicant. Some records still require in-person submittal, and owner-builder filings are frequently restricted to counter submittal regardless of record type.
Simplify Broward County permitting with Alliance Permitting
Broward's split between municipal and county review, its HVHZ product rules, and its Board of Rules and Appeals administration mean a contractor can face dozens of distinct workflows. Alliance Permitting is a permit expediter for Broward County — our permit expediting services in Florida pair AI-driven document review with expediters who know ePermits OneStop and Broward's county/municipal hand-offs — so your submissions go in clean and move faster.
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Alliance Permitting is a permit documentation and submission company: we prepare your paperwork, file it correctly, and coordinate with the building department through issuance — including preparing private-provider documentation where that option is available. We are not a contractor and do not perform licensed plan review or inspections; that work stays with your team and the jurisdiction.
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More Florida permitting guides
This guide is provided by Alliance Permitting for general informational purposes and reflects publicly available information believed accurate as of June 2026. Permit requirements, fees, and processes change; always confirm current details with Broward County Building Code Services before filing. This is not legal advice.