A permit is required to construct, enlarge, alter, repair, move, remove or demolish any building, structure or part thereof.
All new construction work requires a building permit.
All existing construction work, if altered, requires a building permit.
General maintenance or repair work which does not change the occupancy, and the value of which does not exceed $1,500.00 in labor and materials, may qualify as an exception to the requirement of obtaining a building permit. The following repair/replacement projects always require a building permit:
- Water heater change-out
- A/C change-out
- Heat pump/heater recovery change-out
- Tub/shower pan change-out
- Electrical service change-out/repair
- All repairs due to a fire
Residential permit requirements
You may contact a Building Department Chief Inspector prior to the start of a project to discuss building code requirements or possible exceptions to a building permit.
- Chief Structural Inspector: John Heller 954-344-1061
- Chief Electrical Inspector: Mike Egezeino 954-344-1048
- Chief Plumbing Inspector: Tim Fallon 954-344-1052
- Chief Mechanical Inspector: Fred Stoeger 954-344-1189
Yes, if you are competent to perform the work and if you meet the owner/builder exemption. You will be required to read, understand and certify compliance by completing the Owner/Builder Affidavit(PDF, 353KB) and Disclosure Statement. Our experience is that most Owner/Builders do not comply with these requirements on large or complex jobs but may on small miscellaneous permits (patio slabs/decks, fences, walkways, etc.)
WARNING: If you are allowed the exemption, you take all the responsibilities and liabilities as a contractor.
Click Here for Residential Permit Checklists
Click Here(PDF, 208KB) for Commercial Permit Checklists
The cost varies based on the permit type. View our Fee Schedule.
If everything is correct, a building permit for additions/alterations can be obtained within 15 business days. Small miscellaneous permits are normally approved or rejected within seven business days.
You can check the progress of your permit application online.
Click Here to check the progress of you permit application. Search by permit number, then click on your permit. The “Permit info” tab will appear. Select the “Reviews” tab to see the plans examiner’s comments.
We have made the permitting process easy and convenient by providing three different ways you can apply for your permit. View.
First gather everything you need to apply:
Then choose how you would like to apply:
- Click here to apply online.
- Click here for instructions on how to use our Drop Box.
- Walk-through permitting is temporarily discontinued.
No. New work requires a permit, see question #1 for possible exceptions and Chief Inspector contact information.
No, not usually. In an emergency such as air-conditioning replacement, with the approval of the Building Official, work up to the first required inspection will be allowed (pending the approval of an Early Start Request Application(PDF, 429KB) )
Permits expire and become null and void if work is not started and an inspection requested within 180 days from the issuance date of the permit. After such work has commenced, the permit will expire when work is suspended or abandoned for a period of 90 days. Lack of an approved inspection within 90 days will validate the job has been suspended or abandoned. Otherwise, permit will remain in effect until the completion of the job.
The permit holder or his/her agent.
You can check the status of your inspections online.
Click Here to check the status of your inspections. Search by permit number, then click on your permit. The “Permit info” tab will appear. Select the “Inspections” tab to see if all required inspections have been “approved”.
You can search permit records online.
Click Here to check for expired permits. Search by “site address” and enter your address. If the address does not readily appear, try searching with just the house number. Once you find the address, enter the full address (as it appears) in the search bar and search again. You will see a list of permits and their status.
You may also request that we conduct the search for you by submitting an Open/Expired Permit Search(PDF, 218KB) form to email@example.com. (Fees apply)
Does your contractor have a valid State License or Certificate of Competency?
- Click here to search for a state license
- Click here to search for a Broward County Certificate of Competency
- Click here to search for a Miami-Dade County Certificate of Competency
Does your contractor have complaints filed against his license?
- You can check with the Department of Business and Professional Regulation for public complaints against a contractor's license.
- Click here to search for your contractor’s license. When his license displays, click on “View License Complaint”.
Can your contractor provide references?
Does your contractor have expired permits on other jobs?
- Click Here to check for expired permits. Search by “contractor” and enter your contractor’s name. If the contractor does not readily appear, try searching with just the first few letters of the name or company name.
- You may want to choose a contractor with a strong reputation for fulfilling their contract and returning after the job is done for warranty issues.
- Compliance with the Building Code is ultimately the responsibility of the property owner. Be sure that all inspections have been approved and that you are satisfied with the work before you make final payment to a contractor. Make sure your contract does not conflict with this.