Common rejection reasons in Pembroke Pines
32 documented. Our analysis checks your package against these.
1All applications must be NOTARIZED - missing notarization = automatic rejection
2Qualifying contractor must sign application per F.S. 713.135
3Cash is NOT accepted - checks/money orders payable to 'City of Pembroke Pines' only
4Building Department CLOSED FRIDAYS - Mon-Thu only, 7 AM - 6 PM
5NOC threshold is $5,000 for non-mechanical / $15,000 for A/C - much higher than most Broward cities
6NOC must be recorded and displayed BEFORE first inspection can be scheduled (not at submittal)
7HOA Affidavit of Awareness MANDATORY with EVERY permit - even if property is NOT in an HOA
8Condo properties (use code '04') require separate Condominium Approval Letter signed and notarized by Sunbiz-registered agent
9Online plan uploads must be BATCHED BY TRADE - one PDF per discipline (Structural, Mechanical, Electrical, Plumbing)
10Once online application is submitted, portal CLOSES - no additional documents can be uploaded until review cycle completes
11In-person plans must be PHYSICALLY signed and sealed - digital sign/seal NOT accepted for in-person
12Online plans must be DIGITALLY signed and sealed - physical sign/seal NOT accepted for online
13Re-submittals (corrections) must include ENTIRE set of plans for that trade even if only one sheet changed
14Three (3) failed review cycles = HOLD on permit + mandatory meeting with Building Dept, Qualifier, and Design Professional
15After 2nd review rejection for same code violation: 20% of permit fee penalty
16ALL roofs require NEW flashing - stucco stop and surface mount ONLY (no exceptions)
17Roof-to-wall connection affidavit required if home insured/valued over $300,000
18Maximum residential roofing permit fee is $500 regardless of roof cost
19Landscape Affidavit required for ALL exterior work (driveways, pools, fences, additions, etc.)
20Construction debris MUST be removed by Waste Pro of Florida ONLY - exclusive vendor by city ordinance; fines up to $250/day
21Broward County EPD approval required BEFORE Building Dept submittal
22After-the-Fact permits NO LONGER allowed as Owner-Builder - licensed contractor required
23Permit expires after 180 days without approved inspection; then 90 days between subsequent inspections
24Expired >90 days = renewal at 100% of original fee; expired >6 months = new application required
25Permit card must be accessible OUTSIDE the property for inspector access during all inspections
26Revision Cover Sheet required for ALL changes to issued permits - fee charged per discipline
27Broward County Uniform Building Permit Application must be current version - no white-out, copies not accepted for in-person
28South Broward Drainage District (SBDD) release required if project is on SBDD lands
29Projects near FLL or North Perry Airport may require FAA Obstruction Approval + BCAD airspace review
30Early Start requires one completed plan review cycle + $448.52 fee BEFORE authorization
31Permit cancellation requires site visit by inspector to verify no work performed
3225-Year Building Safety Inspection now required (replaces former 40-year program)