Broward County Building Department: Permits, Fees & Violation Resources (2026 Guide)

If you've recently received a code enforcement notice from Broward County, found out your contractor did unpermitted work, or simply need to understand how the building permit system works here in South Florida, you're not alone—and this guide is built to help you navigate it with clarity and confidence.

Broward County's building department processes thousands of permits annually and handles everything from routine residential renovations to commercial construction projects. But the system can feel overwhelming if you're facing a violation, don't understand your options, or aren't sure which fees apply to your situation. The good news: the process is systematic, transparent, and—most importantly—fixable.

This comprehensive resource guide covers official Broward County building department contacts, current permit fees for 2026, online tools you can use right now, and actionable steps to address violations. Whether you need to legalize unpermitted work, file a new permit retroactively, or understand your appeal rights, you'll find real answers here.

Understanding Broward County Building Department Structure

Broward County's building regulation function is managed through the Department of Planning and Zoning (DPZ), specifically the Building Division. This division is responsible for:

Issuing building permits for residential and commercial work

Conducting inspections during and after construction

Enforcing the Florida Building Code (based on the International Building Code)

Processing code enforcement complaints and violations

Managing demolition permits and variance requests

The department operates under Florida Statute 553 (Florida Building Code), which establishes the statewide building standards that Broward County adopts and enforces locally. When work is done without a permit, it violates both county ordinance and state law—which is why addressing violations promptly matters.

Key Point: Unpermitted work doesn't just create a legal problem—it can affect your home's insurability, resale value, and your ability to obtain financing. Acting quickly to resolve violations protects your investment.

Official Broward County Building Department Contacts

Main Building Permit Office

Broward County Department of Planning & Zoning (Building Division)

Address: 115 South Andrews Avenue, Room 329, Fort Lauderdale, FL 33301

Phone: (954) 357-8300 (General inquiries)

Permit Services Line: (954) 357-8308

Code Enforcement Hotline: (954) 357-8310

Website: broward.org/planning-and-zoning

Hours: Monday–Friday, 7:30 AM–4:30 PM (closed federal holidays)

Email for General Questions: planning@broward.org

County-Specific Enforcement Divisions

Broward County is divided into enforcement zones. Depending on your location, you may work with a specific district office:

Central District Code Enforcement: (954) 357-8311

North County Code Enforcement: (954) 357-8312

South County Code Enforcement: (954) 357-8313

Online Services Portal

Broward County e-Services (Permit Portal)

URL: epermitting.broward.org

Allows real-time permit tracking, document uploads, and fee payment

Create an account to check status, receive inspection notifications, and download permits

2026 Broward County Building Permit Fees Overview

Permit fees in Broward County are based on the estimated cost of work and are updated annually. The 2026 fee schedule became effective January 1, 2026. Fees support inspections, plan review, and enforcement operations.

Residential Permit Fees (2026)

Fees are calculated on the Estimated Cost of Construction (ECC). The formula typically follows:

Base Fee + (ECC × Rate per $1,000)

For most residential work in 2026:

Important Note on 2026 Fees: These figures represent typical Broward County rates. Fees may vary slightly by municipality within Broward (Fort Lauderdale, Deerfield Beach, Pompano Beach, etc. have independent building departments for some services). Always verify current fees directly with the county or the jurisdiction where your property is located.

Additional Fees to Expect

Plan Review Fee: 50–100% of permit fee (charged separately for commercial work; residential may waive if simple)

Inspection Fees: Included in permit fee (reinspections after failure: $50–$75 each)

Expedited Review: +50% of plan review fee (2–3 business days vs. standard 7–10 days)

Variance/Appeal Application: $250–$500 (varies by request type)

Certificate of Occupancy: $50–$100 (if required)

Stop Work Order Reinstatement: $100–$150 (if work was halted due to violations)

Permit Extensions: $25–$75 per extension (permits typically valid 6 months–1 year)

How to Calculate Your Estimated Cost of Construction (ECC)

The ECC is your responsibility to estimate honestly. Use these guidelines:

Include labor, materials, equipment, and any subcontractor costs

For renovations, base it on fair market cost to have licensed professionals complete the work

Do not underestimate to reduce fees; inspectors will flag unrealistic estimates

When in doubt, ask the county—they can provide guidance

How to Apply for a Broward County Building Permit

Step 1: Gather Required Documents

Before you start, collect:

Completed Application Form (Form #B-1 or current equivalent)

Property Survey or Plat (showing your property lines)

Architectural/Engineering Plans (for structural work, renovations, additions)

Proof of Property Ownership (deed or closing statement)

Contractor Information (Florida License #, insurance, and if they're not the applicant)

Photo of Existing Conditions (for code enforcement cases or violations)

HOA Approval Letter (if applicable)

Environmental Impact Assessment (for work near wetlands or coastal areas)

Step 2: Submit Online or In-Person

Online (Recommended & Fastest):

Go to epermitting.broward.org

Create an account or log in

Select "New Permit Application"

Upload all documents as PDF files

Pay fees by credit card

Receive confirmation email with permit number

In-Person:

Visit 115 South Andrews Avenue, Room 329, Fort Lauderdale

Bring two copies of all documents

Submit at the counter and pay by check or card

Receive temporary permit receipt (official permit arrives by mail in 1–2 weeks)

Step 3: Plan Review Period

Standard Review: 7–10 business days

Expedited Review: 2–3 business days (additional fee applies)

County may issue Requests for Information (RFI) if plans are incomplete

You'll receive approval or comments via email/portal

Step 4: Permit Issuance & Work Commencement

Once approved, your permit is officially issued

Post the permit visibly on your property at the job site

Work must begin within 180 days; work must be completed within 1 year (or request extension)

Schedule required inspections before work starts on each phase

Step 5: Inspections During Work

Broward County typically requires inspections at:

Rough-In Inspection (electrical, plumbing, framing—before drywall)

Insulation Inspection (before insulation is installed)

Final Inspection (after all work is complete)

Schedule inspections 48 hours in advance via the online portal or by phone: (954) 357-8308.

Pro Tip: Have your contractor coordinate inspections. Failing an inspection adds time and re-inspection fees. Inspectors are reasonable—if something minor needs adjustment, they'll tell you, and you can fix it before the next inspection.

Step 6: Certificate of Occupancy (If Applicable)

For new construction or major renovations that affect occupancy, a Certificate of Occupancy (CO) is issued after final inspection. For most residential repairs and alterations, a CO is not required.

Addressing Code Enforcement Violations in Broward County

If you've received a Notice of Violation (NOV) or Code Enforcement Case Number, here's what to know:

What Triggers a Violation

Work completed without a permit

Unpermitted additions or structural changes

Non-compliant pools, decks, or electrical work

Property maintenance violations (overgrown vegetation, boarded windows, etc.)

Zoning violations (business operating from residential property, etc.)

Fire code violations (blocked exits, inadequate fire safety equipment)

Your Rights & Timeline

You have the right to a hearing before any penalty is assessed (within 21 days of notice)

You may request an extension to cure the violation (typically 30–90 days, depending on severity)

You may appeal the violation decision to the Broward County Code Enforcement Board

Step-by-Step Violation Resolution

#### If Work Was Done Without a Permit:

Do Not Ignore the Notice — Fines escalate daily ($100–$500+ per day depending on violation type)

Request a Courtesy Inspection — Call (954) 357-8310 and ask the investigator to re-inspect after you've corrected the issue

Option A – Retrofit/Legalize the Work:

- Hire a licensed contractor or engineer

- Submit retroactive permit application with "as-built" plans

- Pay permit fees + plan review fees

- Pass final inspection

- Pay any outstanding fines (often waived if you cooperate)

Option B – Remove Unpermitted Work:

- Hire contractor to remove non-compliant additions/structures

- Submit removal permit

- Pass final inspection

- Fines may still apply but cooperation helps

Request Case Closure — Once resolved, formally request case closure in writing to the code enforcement office

#### If You Can't Afford Immediate Compliance:

Contact the code enforcement investigator and request a Payment Plan or Extended Cure Period

Document hardship in writing

Propose a realistic timeline for correction

Many county officials work with homeowners facing financial constraints

#### If You Disagree with the Violation:

Request a Formal Hearing before the Code Enforcement Board (within 21 days of notice)

Prepare evidence (permits you believe you filed, photos, witness statements)

Hire a contractor or engineer to provide expert testimony if needed

Present your case to the board; they'll make a final determination

Broward County Code Enforcement Board

Phone: (954) 357-8316

Address: 115 South Andrews Avenue, Room 601, Fort Lauderdale, FL 33301

Hearing Request Deadline: 21 days from violation notice date

Online Resources & Tools Available Now

Broward County Public Resources

Permit Search System — broward.org/permits

- Search any property address to see historical permits and violations

- Verify if work on a neighboring property or your own was permitted

- Free and publicly available

Zoning & Comprehensive Plan Maps — broward.org/zoning

- Determine your property's zoning classification

- Check setback and height requirements before planning renovations

- Identify wetlands, flood zones, or conservation areas on your property

Building Code Standards — Based on Florida Statute 553 (Florida Building Code)

- Review current code requirements for electrical, plumbing, structural work

- Available at broward.org/building-code or floridabuilding.org

Contractor Licensing Verification — dbpr.state.fl.us

- Verify any contractor's license, disciplinary history, and scope of work

- Do this before hiring to avoid unpermitted work

Flood Zone & FEMA Maps — broward.org/environmental or fema.gov/flood

- Check if your property is in a flood zone (common in Broward)

- Elevation certificates and flood insurance requirements apply

Third-Party Resources

HomeProBadge (homeprobadge.com) — A trust and growth platform designed specifically for Florida homeowners navigating code violations. Features include:

County-Specific Permit Violation Action Plans — AI-generated, step-by-step plans tailored to your Broward County case

Verified Contractor Directory — Search HomeProBadge-verified contractors by trade and location; all professionals are identity-verified and background-checked

Before/After Job Portfolios — See verified work from local contractors; review their trust score and customer feedback

Violation Resolution Guidance — Interactive tools to help you draft response letters to code enforcement

HomeProBadge contractors display the HomeProBadge credential ($9.95/year, re-verified annually), giving you confidence in who you hire to fix violations or complete permitted work.

Frequently Asked Questions About Broward County Building Permits

Q1: Do I Need a Permit for a Small Home Repair or Maintenance?

A: It depends on the scope. General maintenance (painting, replacing fixtures, caulking) typically does not require a permit. However, any structural change, electrical, plumbing, HVAC, or mechanical work does—even if it seems minor. When in doubt, contact the county at (954) 357-8308 and describe the work. It's better to ask than to face a violation later.

Q2: My Contractor Said We Don't Need a Permit. Is That True?

A: No. This is one of the most common red flags. Legitimate, licensed contractors always pull permits. If a contractor tells you "we can skip the permit," they're either unlicensed or cutting corners. This puts you at legal and financial risk. Always:

Verify the contractor's Florida license at dbpr.state.fl.us

Ask to see proof they've filed a permit before work begins

Get the permit number in writing on your contract

Check online that the permit was actually issued

Do not let price savings tempt you into unpermitted work.

Q3: How Long Does It Take to Get a Permit in Broward County?

A:

Standard Plan Review: 7–10 business days

Expedited Review: 2–3 business days (+50% fee)

Online Submission: Faster than in-person (typically 1 day to receive confirmation)

Total Time to Issuance: 10–15 business days for straightforward residential work

Complex commercial projects or those requiring multiple consultant reviews can take 4–8 weeks.

Q4: What If My Property Has an Old Unpermitted Addition Built 10+ Years Ago?

A: The age of the work doesn't make it legal. However, you have options:

Legalize It — Submit a retroactive permit with "as-built" plans (drawings showing what actually exists). Pay permit fees and pass inspection. This is the best path if the work is generally sound.

Remove It — If it's not compliant or you can't afford legalization, remove it.

Disclose and Price Accordingly — If selling, disclose the unpermitted work and adjust your asking price. Buyers can make an informed decision.

Do not ignore it. Code enforcement can initiate action, and it will definitely complicate a home sale.

Q5: Can I Appeal a Code Enforcement Violation?

A: Yes. You have the right to a Formal Hearing before the Code Enforcement Board. You must request it within 21 days of receiving the violation notice. Request information at (954) 357-8316.

Q6: What Are the Penalties for Unpermitted Work?

A: Penalties in Broward County vary by violation severity but typically include:

Civil Fines: $100–$500+ per day the violation persists

Cumulative Penalties: Long-standing violations can exceed $10,000+

Liens: The county may place a lien on your property until fines and compliance are satisfied

Legal Action: Persistent non-compliance can result in court proceedings

The sooner you address a violation, the less you'll pay in fines.

Q7: Do I Need a Permit for a Roof Replacement?

A: Yes. Roof replacement is one of the most commonly unpermitted jobs in Florida—and one of the first things code enforcement investigates. Even a like-for-like replacement requires a permit. It typically costs $50–$125 (depending on square footage and estimated cost) and takes 5–7 business days to issue.

Q8: How Do I Check if My Property Has Any Open Violations?

A:

Visit broward.org/permits

Enter your property address

Review permit history and any active code enforcement cases

If unsure, call (954) 357-8310 with your address; they'll confirm

Q9: Can I Hire Anyone to Do Permitted Work, or Do They Need a License?

A: For most trades, yes, they must be licensed:

Electrical Work: Florida Certified Electrician or Master Electrician license required

Plumbing: Florida Licensed Plumber or Master Plumber license required

HVAC: Florida Licensed HVAC Contractor or Mechanical Contractor license required

General Contractor: Required for projects over $15,000 (or if representing themselves as a contractor)

Roofing: Florida Certified Roofing Contractor license required

Masonry, Carpentry, etc.: May not require state license but must be licensed locally

Always verify licenses at dbpr.state.fl.us before hiring. Unlicensed work creates liability for you.

Q10: What's the Difference Between a Permit Violation and a Zoning Violation?

A:

Permit Violation: Work was done without proper approval or inspection (e.g., unpermitted roof, electrical wiring)

Zoning Violation: Property use doesn't comply with zoning code (e.g., running a business from a residential home, keeping commercial vehicles on residential property, exceeding setback requirements)

Both are enforced by code enforcement. Both must be corrected or appealed.

How to Work with a Licensed Contractor for Permitted Work

If you need to hire someone to legalize a violation or complete permitted work, here's how to protect yourself:

1. Check Licensure & Verify Experience

Search the contractor at dbpr.state.fl.us

Confirm license status, expiration date, and scope of work authorized

Check HomeProBadge (homeprobadge.com) for verified contractors with background checks and customer reviews

Ask for references from recent Broward County projects

2. Get Everything in Writing

Your contract must include:

Scope of Work (detailed description of what they're doing)

Estimated Cost & Payment Terms (never pay 100% upfront)

Permit Responsibility (contractor must confirm they'll pull permits)

Timeline (start and expected completion date)

Warranty (labor and materials warranty period)

Insurance & License Information (general liability insurance, license #)

3. Verify Permits Are Actually Filed

Ask for the Permit Number once it's issued

Independently verify it at broward.org/permits

Attend or schedule the final inspection yourself

Do not make final payment until the permit is closed and work is inspected

4. Request Proof of Closure

After the final inspection passes, request:

Inspection Certificate of Completion from the county

Final Lien Release from the contractor (protects you from contractor liens)

Documentation that all work complies with code

Summary: Your Action Plan

Navigating Broward County building permits and violations doesn't have to be stressful if you know where to start. Here's your path forward:

If You Have a Code Violation:

Call the code enforcement office immediately — (954) 357-8310

Request details about the violation and cure deadline

Get a written estimate from a licensed contractor to fix or legalize the work

File a retroactive or new permit if work needs to be legalized

Pass final inspection

Request case closure in writing

If You're Planning Future Work:

Hire a licensed contractor — verify at dbpr.state.fl.us

Confirm they'll pull permits before work begins

Get the permit number and independently verify it

Be present for inspections

Request proof of closure before final payment

For Immediate Guidance:

Broward County Permit Services: (954) 357-8308

Code Enforcement: (954) 357-8310

Online Permit Search: broward.org/permits

Contractor License Verification: dbpr.state.fl.us

Get a Broward County-Specific Violation Action Plan

If you're currently facing a code enforcement notice and want step-by-step, personalized guidance for your situation, HomeProBadge offers Permit Violation Action Plans designed specifically for Broward County homeowners.

Our AI-generated plans provide:

County-Specific Next Steps — tailored to your violation type and Broward County procedures

Timeline & Cost Estimate — what to expect and when

Contractor Recommendations — verified HomeProBadge contractors in your area, pre-vetted for reliability

Letter Templates — ready-to-use responses to code enforcement

Appeal Guidance — if you want to contest the violation

Visit homeprobadge.com to generate your action plan. It's faster, cheaper, and smarter than trying to figure this out alone—and infinitely less stressful than ignoring the notice.

Broward County violations are fixable. You've got this.