The Town of Davie — central Broward's largest municipality, from the I-595 corridor through the ranches and groves that give the town its western character — issues building permits through the Building Division at 8800 SW 36th Street. Contractors request permits through the OAS (Online Application Submittal) portal on the Avolve cloud platform, with plans uploading into ProjectDox for electronic review — while the separate eSuite system (Tyler Technologies) carries permit lookups, inspection scheduling, and results, no account needed for general inquiries.
Davie's structure runs deep on the trade side: in the Building Division, each discipline has a "Chief" as required by the Broward County Administrative Chapter of the Florida Building Code — a formal chief structure most cities don't advertise. And the inspection workflow has real rules: schedule through eSuite, OAS, or the automated call-in system at (954) 797-1128 or 797-1129 using the phone access code and inspection code from your permit package — with a hard 4:30 p.m. cutoff: requests after that time are scheduled for the day after the following business day.
Applies inside Town of Davie limits. Neighboring Plantation, Cooper City, and Southwest Ranches run their own permitting, and unincorporated Broward parcels route to the county - confirm the jurisdiction before filing.
What requires a building permit in Town of Davie?
Under the Florida Building Code (§105.1), a permit is required before you construct, enlarge, alter, repair, move, demolish, or change the occupancy of most structures and systems. New for 2026: Florida HB 803 (effective July 1, 2026) created additional building-permit exemptions for certain single-family residential work - notably F.S. 553.79(1)(g), which can exempt qualifying work valued under $7,500 when it involves no electrical, plumbing, mechanical, gas, or structural work, the home is not in a Special Flood Hazard Area, and the owner submits a written exemption request to the Building Official. Ask the permit counter whether your scope qualifies before assuming a permit is needed.
Permit required
- New homes, 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, gas, and water heaters
- Pools and spas (barrier required), signs, and fences
- Manufactured homes and solar PV systems
Usually 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
Who handles permitting in Town of Davie?
The Building Division operates from 8800 SW 36th Street — (954) 797-1111 — with discipline chiefs across the trades per Broward's Administrative Chapter, and an operator-coordinated inspection-timing workflow: reach the operator at (954) 797-1111 or the inspector directly after 8:00 a.m. on the morning of your inspection to coordinate timing. Contractors activate eSuite accounts with a new username and password under the town's posted instructions, and balance-due figures shown online are subject to change — the town requires an email confirming the balance before payment proceeds. All permitting runs through the OAS (Online Application Submittal) + eSuite.
- Address: 8800 SW 36th Street, Davie, FL 33328
- Phone: (954) 797-1111
- Email: building@davie-fl.gov
- Hours: Monday–Friday (town business hours)
Town of Davie permit types
A building permit is one record among many. the Davie Building Division 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 Town of Davie
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. Town of Davie 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 Town of Davie
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.
Town of Davie building permit cost
Permit fees are assessed per the town's schedule at issuance — with one payment rule worth respecting: the balance due shown in eSuite is subject to change, and you must receive an email confirming the balance before proceeding with payment. Engineering-side permits (through the town's Engineering division) carry their own application and water-management stamp requirements on qualifying submittals, and site development permits apply even to homeowners placing fill on their own property.
How Town of Davie permitting works
| Component | How it works |
|---|---|
| Permit fees | Per the town schedule — await the balance-confirmation email before paying |
| Application intake | OAS portal (contractors); plans upload to ProjectDox for review |
| Inspection scheduling | eSuite, OAS request, or automated line (954) 797-1128/1129 with permit-package codes |
| Request cutoff | 4:30 p.m. — later requests schedule the day after the following business day |
| Paper-filed revisions | Revision Form + 2 plan sets — in person, by mail, or the entrance-post clear bin |
| Broward EPD (when applicable) | May run concurrently — approval required before issuance |
Town of Davie trade permits
Electrical permits
Required for service installations, panel upgrades, solar PV, and most wiring alterations in Town of Davie, filed by a licensed electrical contractor against the master building permit through the Town of Davie Building Division.
Plumbing permits
Required for new plumbing, repipes, water heater changeouts, fixture relocations, and gas piping; fees follow the local schedule with per-permit minimums.
Mechanical (HVAC) permits
Required for HVAC installations and changeouts, ductwork, and refrigeration; specialized systems are permitted and inspected separately.
Miscellaneous & specialty
Roofs, pools and spas, screen enclosures, mobile home set-ups, and demolition are permitted separately. Exterior components need current Florida Product Approval rated for the local wind speed.
How to get a building permit in Town of Davie
Confirm jurisdiction and portal roles
Verify the parcel is inside Town of Davie limits, and set up both systems: OAS (Avolve) for applications and plan uploads, eSuite for lookups and inspection results — contractors activate eSuite per the posted instructions.
Submit through OAS
Request the permit in the OAS portal and upload plans and documents into the ProjectDox review project — call (954) 797-1111 for help with the submittal.
Clear the county layers
Where applicable, run Broward EPD concurrently — approval must land before issuance — and document HVHZ product approvals on exterior components.
Work review and revisions in the right lane
Electronic filings revise through a new OAS revision project; paper-filed permits revise with the Revision Form and two plan sets in person, by mail, or via the entrance-post clear bin.
Confirm the balance, pay, and pull
Wait for the town's balance-confirmation email before paying — online figures are subject to change — then record the Notice of Commencement where required and post the permit.
Schedule inspections before 4:30
Book through eSuite, OAS, or the automated line at (954) 797-1128/1129 with your permit-package codes before the 4:30 p.m. cutoff, and coordinate timing with the operator or inspector after 8:00 a.m. on inspection morning.
Inspections in Town of Davie
Inspections book three ways — eSuite (registered contractors), an OAS inspection request (follow the directions exactly; incomplete requests are declined), or the automated call-in line at (954) 797-1128/1129 using the phone access code and inspection code from the permit package. The 4:30 p.m. cutoff is the rule that bites: later requests schedule the day after the following business day. Timing coordinates through the operator at (954) 797-1111 or the inspector directly after 8:00 a.m. on inspection morning, with results posting to eSuite.
Official Town of Davie permitting resources
- Town of Davie Building Division
- Fee information
- Online permitting / portal
- Permit lookup
- Florida Building Code (8th Ed.)
- Florida Product Approval search
- DBPR license verification
Frequently asked questions
How long does it take to get a building permit in Town of Davie?
Electronic OAS filings move at the pace of complete uploads and prompt revision responses; paper filings add physical handling on both submittal and revision. The daily rhythm is set by the 4:30 p.m. inspection cutoff and the after-8 a.m. timing calls — and the balance-confirmation email is a payment step to build into issuance day. Call (954) 797-1111 for current turnaround by permit type.
How do I look up a permit in Town of Davie?
Davie permit lookups and inspection results run through the eSuite portal — type the full permit number or address, with no account needed for general inquiries. Contractors registering for eSuite for the first time follow the town's posted instructions; note that eSuite is the lookup-and-scheduling system, separate from the ProjectDox portal where plans upload for review.
What's the difference between Davie's OAS and eSuite systems?
OAS (on the Avolve cloud platform) is where contractors request permits and upload plans into ProjectDox for review; eSuite (Tyler) is where permits are looked up, inspections scheduled, and results viewed — no account needed for general inquiries. They're separate logins serving separate functions, and revisions to electronic filings go back through OAS.
What happens if I miss Davie's 4:30 p.m. inspection cutoff?
Your request is scheduled for the day after the following business day — effectively losing two days. Book through eSuite, an OAS inspection request, or the automated line at (954) 797-1128/1129 before 4:30, then coordinate timing with the operator or your inspector after 8:00 a.m. on inspection morning.
How do I submit a revision in Davie?
It depends on how the original permit was filed. Electronic filings: request the revision through OAS, which opens a new project for the revision plans and documents. Paper filings: submit the revision with the Revision Form and two sets of plans in person, by mail to 8800 SW 36 ST, or in the clear bin at the entrance security post.
Why does Davie have a 'Chief' for each trade?
The Broward County Administrative Chapter of the Florida Building Code requires it — each discipline in the Building Division (building, electrical, plumbing, mechanical) operates under a designated Chief, giving trade questions a formal escalation path most cities don't publish.
Do I need a permit to install solar panels in Town of Davie?
Yes. Photovoltaic installations in Town of Davie 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 Town of Davie?
Yes, and Town of Davie 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 Town of Davie?
Residential work is generally a single-discipline review filed as a master permit with trades filed against it. Commercial work in Town of Davie 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 Town of Davie?
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 Town of Davie?
The application is rejected rather than corrected. the Davie Building Division 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 Davie permit types online?
Most record types are filed through the town permitting counter and inspection line, 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 Town of Davie permitting with Alliance Permitting
Two portals with distinct jobs, a chief for every trade, a 4:30 cutoff that costs two days when missed, and revision lanes that depend on how you first filed — Davie runs on process knowledge. Alliance Permitting is a permit expediter for Town of Davie and works both systems daily so your central-Broward project keeps its inspection rhythm.
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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.