Do I need a Notice of Commencement in Pembroke Pines?

Florida law requires a recorded Notice of Commencement when the contract price is greater than $5,000 ($15,000 for repair or replacement of an existing heating or air conditioning system). Timing can vary, so confirm with the Pembroke Pines building department whether it is due at application or before the first inspection.

What gets a building application rejected in Pembroke Pines?

Missing notarization = automatic rejection. Three failed review cycles = hold on permit + mandatory meeting with Building Dept, Qualifier, and Design Professional (contact Sbocanegra@cgasolutions.com). After 2nd rejection for same code violation = 20% of permit fee penalty.

Pembroke Pines Building Permit Requirements (2026 Checklist)

Building Permit checklist for Pembroke Pines

Portal: Development HUB (Energov) - https://pembrokepinesfl-energovweb.tylerhost.net/apps/selfservice
Building Department hours: Mon-Thu 7 AM - 6 PM - CLOSED FRIDAY
Broward County Uniform Building Permit Application (current revision - must be original for in-person, no white-out, copies not accepted)
Application must be signed by qualifying contractor per F.S. 713.135 AND notarized
Homeowners Association Affidavit of Awareness - MANDATORY even if NOT in an HOA
Condominium Approval Letter required if property use = '04 - Condominium' on Broward County Property Appraiser (signed and notarized by Sunbiz-registered agent)
Affidavit of Landscape Compliance for Improvements (Residential Lots) - required for ALL exterior work
Property Survey showing flood zone info, existing FFE, elevations, and setbacks (current, signed/sealed)
Elevation Certificate showing base flood elevation
Signed and sealed drawings by FL-registered Architect/Engineer
Energy Calculations signed/sealed by engineer (not required for interiors only)
Structural Calculations signed/sealed by engineer (not required for interiors only)
Special Inspector Form signed/sealed by engineer and signed by Owner (if project involves reinforced masonry or pilings)
Soil Density Test Report / Geotech Report or soil statement (if applicable)
Asbestos Release Form (submit via Broward County SRRA)
Broward County EPD approval MUST be obtained BEFORE Building Dept submittal
Elevator review by Broward County required BEFORE Building Dept submittal (allow 1 week)
Original Development Review Committee Plans - stamped/original signed approved plans (not for interiors)
Owner/Agent Letter with notarized signatures (if agent signing on behalf of owner)
Two (2) sets of construction plans required
In-person: plans must be PHYSICALLY signed and sealed - digital not accepted
Online: plans must be DIGITALLY signed and sealed - physical not accepted
Online uploads: batch by trade - Structural in one PDF, Mechanical in one PDF, Electrical in one PDF, Plumbing in one PDF
All information must be typed or neatly printed - incomplete packets will NOT be processed
Once online application submitted, portal CLOSES until review cycle completes
Sub permits required for roofing and all openings on new construction/additions
South Broward Drainage District (SBDD) permit or release required if on SBDD lands
Utility Easement Hold Harmless Agreement (if applicable)
Contractor must be registered with City - email State/Broward license, GL insurance, WC/exemption to pinespermits@cgasolutions.com
HVHZAll structures in Exposure Category C (unless D applies per ASCE 7.22 Section 26.7)
All product approvals must be Miami-Dade County NOAs - reviewed and approved by architect
Notice of Commencement required if job value over $5,000 - must be recorded, submitted, and displayed BEFORE first inspection
NOC preferred but NOT required at submittal - but will hold up first inspection if not provided
Checks/money orders payable to 'City of Pembroke Pines' - CASH NOT ACCEPTED
Submittal fee (deposit): $100 residential accessory, $500 residential new/additions, $500 non-residential
Permit fee: up to $2,500 construction cost = $124.42; $2,500-$1M = 3.79% of construction cost
Plan review time: 15 working days (not including Zoning, Engineering, Fire)
Permit validity: 180 days for first approved inspection, then 90 days between inspections
Renewal: <90 days expired = 50% of original fee; >90 days = 100%; >6 months = new application
Construction debris must be removed by Waste Pro of Florida ONLY (City Ordinance 2013-09; fines up to $250/day)
GotchaMissing notarization = automatic rejection
GotchaThree failed review cycles = hold on permit + mandatory meeting with Building Dept, Qualifier, and Design Professional (contact Sbocanegra@cgasolutions.com)
GotchaAfter 2nd rejection for same code violation = 20% of permit fee penalty
GotchaAfter-the-Fact permits NOT allowed as Owner-Builder - licensed contractor required
GotchaRe-submittals must include ENTIRE plan set for that trade even if only one sheet revised
NoteEarly Start available after one full review cycle - $448.52 fee - email PpinesEarlyStart@cgasolutions.com
NotePrivate Providers allowed for plan review and/or inspections (Fire, Engineering, Zoning remain city-only)
Note25-Year Building Safety Inspection Program now in effect (replaced 40-year per F.S. 553.899)
NoteNoise ordinance prohibits construction 6 PM - 7:30 AM exceeding 10 dBA above ambient
NoteAirspace review may be required near FLL or North Perry Airport - check BCAD interactive map
NEW CONSTRUCTION
Electrical Application
Mechanical Application
Plumbing Application (if applicable)
Homeowners Association Affidavit of Awareness - MANDATORY
Affidavit of Landscape Compliance for Improvements (Residential Lots)
Property Survey showing flood zone info, existing FFE, elevations, and setbacks
Elevation Certificate
Signed and sealed drawings by FL Architect/Engineer
Special Inspector Form (if project involves reinforced masonry construction or pilings)
Asbestos Release Form
Approval from Broward County Environmental Protection & Growth Management Department
Sub permits required for roofing and all openings
SBDD permit or release required if on SBDD lands
NOC required if job value over $5,000 - recorded and displayed before first inspection
Plan review: Building, Electrical, Mechanical, Plumbing, Engineering, Landscaping, Zoning
Two (2) sets of plans required
Submittal fee deposit: $500
Construction debris removed by Waste Pro only
GotchaSub permits for roofing and ALL openings (windows, doors) are SEPARATE applications
GotchaBroward County EPD approval required BEFORE Building Dept submittal
GotchaSeven (7) plan review disciplines - budget time accordingly

Requirements change. Confirm the current checklist with the Pembroke Pines building department before you submit. See every permit type on the Pembroke Pines permit requirements page.

Pembroke Pines Building Permit Requirements

Check your building package.