Remodeling in Pembroke Pines
Kitchens, bathrooms, tile, flooring, drywall and painting across Pembroke Pines and Broward County — with the permit route and the association rules handled as part of the schedule rather than discovered halfway through.
Permits and approvals in Pembroke Pines
Pembroke Pines requires a permit for most construction and improvement work, naming structural changes, additions, renovations, electrical, plumbing or mechanical work, gas line changes, and the installation of fences, windows, doors or roofing. It is one of the few cities here that publishes an exempt list, under the heading “What Does NOT Require a Permit?” — and the list is short: interior painting, exterior painting, and flooring replacement, that last one only where the structure is not altered. Cabinetry, tile and drywall are not on it, and the City does not address them either way, so on those we plan for a permit rather than read an exemption into silence. For additions and renovations the City asks for the same documents as new construction, with drawings signed and sealed by a Florida registered architect or engineer.
Pembroke Pines requires a notarized Affidavit of Awareness of Homeowners' Association Regulation with the submittal, declaring whether you belong to an association, naming it and its mailing address, and acknowledging that a City permit does not exempt you from its rules. There is a second half worth knowing: under Ordinance 1586 the Building Department notifies the association that the permitted work was approved. In Pembroke Pines your HOA hears about the permit from the City.
Permits go through the Development Hub, the City's Tyler EnerGov portal; email applications have not been accepted since 25 April 2022. The department runs Monday to Thursday, 7:00 a.m. to 6:00 p.m., closed Fridays, with walk-in Plan Review Courtesy Hours Monday to Thursday, 8:00 to 11:00 a.m., where you can go over review comments with the assigned reviewer. The City states the code allows 15 working days to approve or deny in writing, not counting Planning and Zoning, Engineering and Fire review. Inspections are booked at 954-435-6502 or in the Development Hub, before 3:00 p.m. for the next business day.
The rules that apply across the whole service area — the county permit application, the hurricane code and the condominium requirements — are set out on the service areas page rather than repeated here.
Where to apply
- City of Pembroke Pines — Building Department
- 601 City Center Way, Pembroke Pines FL 33025
- 954-435-6502
- Building department website
Code that applies
- Broward County
- High-Velocity Hurricane Zone — Miami-Dade NOA required on windows and exterior doors
- Florida Building Code, 8th Edition (2023)
- Median home built 1992
How we work here
- Free in-home estimate, written and itemized
- A named installer and a one-hour arrival window
- Materials ordered before demolition starts
- Daily cleanup — the home stays livable
- Service in English and Spanish
Recent work
Completed projects across the South Florida service area. Ask at the estimate to see work close to you.
What we do in Pembroke Pines
Frequently asked questions
- Do I need a permit to remodel a kitchen or bathroom in Pembroke Pines?
- Pembroke Pines requires a permit for most construction and improvement work, naming structural changes, additions, renovations, electrical, plumbing or mechanical work, gas line changes, and the installation of fences, windows, doors or roofing. It is one of the few cities here that publishes an exempt list, under the heading “What Does NOT Require a Permit?” — and the list is short: interior painting, exterior painting, and flooring replacement, that last one only where the structure is not altered. Cabinetry, tile and drywall are not on it, and the City does not address them either way, so on those we plan for a permit rather than read an exemption into silence. For additions and renovations the City asks for the same documents as new construction, with drawings signed and sealed by a Florida registered architect or engineer.
- What does my condo or HOA need to approve in Pembroke Pines?
- Pembroke Pines requires a notarized Affidavit of Awareness of Homeowners' Association Regulation with the submittal, declaring whether you belong to an association, naming it and its mailing address, and acknowledging that a City permit does not exempt you from its rules. There is a second half worth knowing: under Ordinance 1586 the Building Department notifies the association that the permitted work was approved. In Pembroke Pines your HOA hears about the permit from the City.
- Anything specific to Pembroke Pines I should know?
- Permits go through the Development Hub, the City's Tyler EnerGov portal; email applications have not been accepted since 25 April 2022. The department runs Monday to Thursday, 7:00 a.m. to 6:00 p.m., closed Fridays, with walk-in Plan Review Courtesy Hours Monday to Thursday, 8:00 to 11:00 a.m., where you can go over review comments with the assigned reviewer. The City states the code allows 15 working days to approve or deny in writing, not counting Planning and Zoning, Engineering and Fire review. Inspections are booked at 954-435-6502 or in the Development Hub, before 3:00 p.m. for the next business day.
- Who issues the permit for work in Pembroke Pines?
- City of Pembroke Pines — Building Department, at 601 City Center Way, Pembroke Pines FL 33025, 954-435-6502. Every municipality in this service area runs its own building department with its own requirements, which is why we confirm scope with the right one before quoting rather than assuming the county rule applies.
- Does the hurricane code change the job in Pembroke Pines?
- Pembroke Pines is in Broward County, which together with Miami-Dade makes up the High-Velocity Hurricane Zone under Chapter 44 of the Florida Building Code, Residential. In practice that means any window or exterior door in the project has to carry a current Miami-Dade Notice of Acceptance, and design wind pressures are calculated to the HVHZ standard. Interior-only work is unaffected, but the moment a project touches an opening it changes what can be specified.
- My Pembroke Pines house is from the 1970s — what should I expect?
- The median home in Pembroke Pines was built in 1992, so this is the common case rather than the exception. Two things turn up often enough that we look for them before quoting: cast iron drain lines, which were standard here before about 1975 and typically fail somewhere between forty and sixty years, and electrical that was sized for a very different kitchen. Finding either at the estimate is a conversation; finding it after demolition is a change order.
Planning a project in Pembroke Pines?
Free in-home estimate, written and itemized, usually within 24 hours of the visit.
