Lauderdale-by-the-Sea Building Permit Requirements & Checklist 2026

Permit Types by Trade

Click any trade to expand. These are the 292 requirements we check.

General / Structural4

Building Permit (Additions & Alterations)

Submit via CitizenServe online portal — paper accepted at Town Hall if unable to submit online
Broward County Uniform Building Permit Application — signed and NOTARIZED (both owner and qualifier signatures)
Permit Affidavit for HOA compliance — notarized, acknowledges HOA approval may be required
Documented proof of cost including ALL trades — signed contract with itemized price breakdown
+ 36 more checked during analysis

Demolition Permit

Submit via CitizenServe online portal
Broward County Uniform Building Permit Application — signed and notarized
LBTS Demolition Checklist (LBTS-specific form)
Licensed demolition contractor required — must be registered with LBTS Building Division
+ 21 more checked during analysis

Certificate of Occupancy / Completion

LBTS Certificate of Occupancy Completion Checklist (LBTS-specific form)
CO fee is due at time of initial building permit submission — not at CO request
Residential CO: $150.00
Multi-unit Residential: First unit $85.00, each additional unit $50.00
+ 7 more checked during analysis

Screen Enclosure Permit

Submit via CitizenServe online portal
LBTS Screen Enclosures Application (LBTS-specific form)
Broward County Uniform Building Permit Application — signed and notarized
Licensed contractor required — registered with LBTS
+ 5 more checked during analysis

Roofing1

Roofing Permit

Submit via CitizenServe online portal
Broward County Uniform Building Permit Application — signed and notarized
LBTS Roofing Permit Packet includes: application, hurricane mitigation affidavit, wind load charts
Licensed roofing contractor required — must be registered with LBTS Building Division
+ 12 more checked during analysis

Electrical3

Solar Panel Permit

Submit via CitizenServe online portal
Broward County Uniform Building Permit Application — signed and notarized
LBTS Solar Panel Permit requirements sheet
Permit Affidavit for HOA compliance — notarized
+ 18 more checked during analysis

Electrical Permit

Submit via CitizenServe online portal
Broward County Uniform Building Permit Application — Electrical trade checked
Trade application must be in BLACK INK — will be rejected otherwise
Signed by Owner AND trade Contractor
+ 7 more checked during analysis

Residential Generator Permit

Submit via CitizenServe online portal
LBTS Residential Generator Application (LBTS-specific form)
Broward County Uniform Building Permit Application — signed and notarized
Licensed electrical contractor required — registered with LBTS
+ 3 more checked during analysis

Plumbing2

Plumbing Permit

Submit via CitizenServe online portal
Broward County Uniform Building Permit Application — Plumbing trade checked
Trade application must be in BLACK INK
Signed by Owner AND trade Contractor
+ 6 more checked during analysis

Water Heater Changeout Permit

Submit via CitizenServe online portal
LBTS Water Heater Changeout Application (LBTS-specific form)
Broward County Uniform Building Permit Application — Plumbing trade checked
Licensed plumbing contractor required — registered with LBTS
+ 5 more checked during analysis

Mechanical / HVAC1

Mechanical/HVAC Permit

Submit via CitizenServe online portal
Broward County Uniform Building Permit Application — Mechanical trade checked
Trade application must be in BLACK INK
Signed by Owner AND trade Contractor
+ 11 more checked during analysis

Windows & Doors1

Windows, Shutters & Garage Doors Permit

Submit via CitizenServe online portal
Broward County Uniform Building Permit Application — signed and notarized
Permit Affidavit for HOA compliance — notarized
Construction Time Limits form
+ 16 more checked during analysis

Pool & Spa1

Swimming Pool & Spa Permit

Submit via CitizenServe online portal
LBTS Swimming Pool & Spa Permit Package (LBTS-specific form)
Pool Safety Act Form (Updated 2020) — signed by both homeowner and prime contractor
Licensed pool contractor required — must be registered with LBTS Building Division
+ 12 more checked during analysis

Fence & Driveway2

Fence Permit

Submit via CitizenServe online portal
Broward County Uniform Building Permit Application — signed and notarized
LBTS Fence Permit Application (Updated Nov 2023)
Two (2) sets of each document required
+ 16 more checked during analysis

Driveway, Walkway & Patio Permit

Submit via CitizenServe online portal
Broward County Uniform Building Permit Application — signed and notarized
LBTS Driveways, Walkways, and Patios Application (Updated Nov 2023)
Two (2) sets of each document required
+ 12 more checked during analysis

Marine / Waterfront2

Dock / Pile / Boatlift Permit

Submit via CitizenServe online portal
Broward County Uniform Building Permit Application — signed and notarized
LBTS Dock Pile Boatlift Application (LBTS-SPECIFIC dedicated form)
Licensed Marine Contractor or General Contractor required — registered with LBTS
+ 12 more checked during analysis

Seawall Permit

Standard Broward County seawall requirements apply
Broward County EPD/DER approval required BEFORE city submittal
Construction plans signed/sealed by FL licensed Design Professional
Insurance must list: Town of Lauderdale By-The-Sea, 4501 N. Ocean Drive, Lauderdale By-The-Sea, FL 33308

Signs1

Sign Permit

Submit via CitizenServe online portal
LBTS Sign Permit Application (LBTS-specific form)
Broward County Uniform Building Permit Application
Licensed sign contractor required — registered with LBTS
+ 5 more checked during analysis

Business & Admin2

Change of Contractor

LBTS Change of Contractor form (Updated Jan 2023)
Per Florida Building Code, Broward County Administrative Provisions, Section 105.13.4
Must include: original contractor info with license number AND new contractor info with license number
Reason for change must be stated
+ 5 more checked during analysis

Private Provider Package

LBTS BCS Private Provider Package (LBTS-specific form available)
Per Florida Statute 553.791
Private provider hired by owner performs inspections IN ADDITION to mandatory building dept inspections
Private Provider Notice of Intent form required
+ 3 more checked during analysis

Common Rejection Reasons

Top 8 reasons permits get rejected in Lauderdale-by-the-Sea.

Insurance cert holder must read EXACTLY: 'Town of Lauderdale By-The-Sea, 4501 N. Ocean Drive, Lauderdale By-The-Sea, FL 33308' — note the hyphens and full address are REQUIRED per Contractor Registration page

NOC must be RECORDED at Broward County BEFORE building dept submittal — this is the #1 rejection reason in LBTS

EPD approval required PRIOR to building dept submittal for: new construction, additions, alterations to non-residential, demolitions, generators, commercial/multi-family pools, underground storage tanks — submit ONLINE for security code & application number, walk-thru review

Trade applications must be in BLACK INK — will be rejected otherwise

Contract must show itemized price breakdown for ALL trades — not just a lump sum

TURTLE LIGHTING REQUIREMENT (LBTS-specific): Any window or door visible from the beach must have tinted glass with VLT ≤ 0.45 — applies to seaward and shore-perpendicular sides of structure. Must submit documented proof of VLT compliance

Time limits for construction are enforced — new construction/additions must be complete within 18 months, exterior repair/renovation within 6 months. Failure results in fines or legal action by the Town

Demolition permits expire in 60 DAYS (not 180) — much shorter than standard permits

FAQ — Lauderdale-by-the-Sea

What documents do I need for a permit in Lauderdale-by-the-Sea?

For most permits: completed application, signed & sealed plans, site survey, product approvals (Miami-Dade NOA or FL# required since Lauderdale-by-the-Sea is HVHZ), energy calculations for HVAC, and Notice of Commencement if your job exceeds $2500. Our AI checks your package against all 292 Lauderdale-by-the-Sea-specific requirements and shows you exactly what's missing.

How do I submit a permit in Lauderdale-by-the-Sea?

Online preferred via CitizenServe - paper accepted at Town Hall if unable to submit online Access the portal: Lauderdale-by-the-Sea online permitting system. Phone: 954-640-4215

What are the most common reasons permits get rejected in Lauderdale-by-the-Sea?

Based on 32 documented gotchas: Insurance cert holder must read EXACTLY: 'Town of Lauderdale By-The-Sea, 4501 N. Ocean Drive, Lauderdale By-The-Sea, FL ... Our AI automatically flags all 32 known rejection triggers for Lauderdale-by-the-Sea before you submit.

Is Lauderdale-by-the-Sea in the HVHZ?

Yes — Lauderdale-by-the-Sea is in a High Velocity Hurricane Zone. Every exterior product (windows, doors, roofing, shutters) must have a Miami-Dade NOA or Florida Product Approval with FL# number. Standard ICC-ES reports or generic spec sheets are NOT accepted. Our AI verifies product approval documentation automatically.

Lauderdale-by-the-Sea Permit Requirements

Building Department