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View all servicesLicensed general contracting and renovation in North Lauderdale — where a failed inspection carries a published fee, an expired permit forfeits what you paid, and only a contractor or a homeowner who lives at the property may pull the permit at all.
Miami-Dade · Broward & Palm Beach Counties
ScrollWe will tell you who is allowed to pull the permit for it, what the City charges at submittal, and how its inspection rules shape the programme.
North Lauderdale states that if an inspection is not approved for any reason, a fee is added to the total cost of the permit. It also charges a processing fee when the application is submitted, penalises a contractor who never requests the final inspection, and forfeits every fee paid if a permit is allowed to expire. None of that is unusual as policy. Publishing it plainly, with the amounts attached, is.
Sun–Fri 7am–7pm · Saturday closed. Licensed, bonded and insured · CBC1265280.
Your details are with the Elbaz Construction team and we will come back to you, usually the same or next working day. If it is urgent, call (754) 236-0675.
Most cities tell you what to submit. This one also tells you what happens if it goes wrong, and then publishes how much work its building department actually did — the applications it received, the permits it issued, the inspections it was asked for and the inspections it carried out. It is an unusually complete picture of a permitting operation, and it is worth reading before you plan a job around it.
Interiors and the services behind them, plus the covered terraces, patio covers, slabs and driveways that make up so much of the permitted work in this part of Broward — run by one licensed general contractor so each inspection is called when the work is genuinely ready.
Start your projectThe City states that a permit can be pulled by a licensed contractor, or by a homeowner who resides at the property — and that a landlord or owner who does not reside at the home is not authorised to pull a permit. On a rental, that makes hiring a licensed contractor the route, not a choice.
The City publishes a processing fee of $106, plus a plan review fee, required at the time the permit application is submitted. The plan review amount is not published alongside it, so confirm both before you file.
Association approval is required where applicable, and any applicant within a homeowners association or management organisation must submit a notarised letter from that body giving permission to apply for the permit. That takes time to obtain and is worth starting early.
Once issued, the permit card must be visibly displayed during any ongoing construction, and permit cards and plans must be visible and readily accessible at the time of inspection. It is a small thing that fails inspections.
Five things about building in North Lauderdale that are not true of the city next door.
A permit stays in force until the work is complete. But the City sets two ways for it to die: if the work is not completed within 180 calendar days from the date of issuance, or if it is commenced and then suspended or abandoned for 180 calendar days from the date of the most recent inspection. Either way it terminates and becomes null and void — and all fees paid shall be forfeited. The second clock is the one that catches people: it runs from your last inspection, not from your last day on site.
The City’s wording is flat: if for any reason the inspection is not approved, a $100 fee is applied to the total cost of the permit. That changes the economics of calling an inspection hopefully rather than when the work is genuinely finished.
The City states that failure by a contractor to request a final inspection shall subject the contractor to payment of fees, or one-half of the original permit fee. An unclosed permit is not a loose end here; it is a charge, and it sits on the property record.
Required inspections must be called in before 3 p.m. to schedule an inspection the following day. Combined with the fee for a failed inspection, that makes the honest question at 2:45 p.m. “is this actually ready?” rather than “can we get someone out?”
The City runs an Enterprise Permitting & Licensing Citizen Self Service portal for permitting, planning, business tax receipts and code compliance, through which you can submit requests, check the status of an application or a plan, pay invoices and request inspections. A login is required, and returning applicants are told to register with the same email address used previously so earlier records link automatically.
The City points residents at Broward County for complaints against licensed and unlicensed contractors, at the State licence lookup, and at the Broward County Central Examining Boards to confirm a contractor holds a current Certificate of Competency for the specified work — with a separate unlicensed activity line. Ours is CBC1265280, and it is worth checking.
A kitchen renovation from Elbaz Construction’s South Florida portfolio. The photographs record the rooms, not the address — nothing here is claimed as a North Lauderdale project.
The island read from the dining end, with the range wall beyond.
The working side, once the sink and tap were set into the stone.
The perimeter run, with the fluted uppers closed and levelled.
Base cabinetry and the built-in oven, finished.
Exterior structures from Elbaz Construction projects — separate properties, shown as individual examples of the work described, never as one project.
Patio covers, screen and aluminium roofs, terraces and driveways are structural and site work, reviewed for the loads and the fixings that hold them down. The City’s permitting division handles structural, mechanical and plumbing review, and a cover with lighting or a fan is more than one of those at once.
A covered terrace, finished, with the soffit lined and lit.
An aluminium patio cover carried on posts over travertine.
A slab poured under a new cover, before it had dried.
A patio cover fixed back to the stucco elevation, fans in place.
Florida requires a local government that charges building permit fees to publish a permit and utilization report. North Lauderdale posts its figures, drawn from its most recently completed financial audit.
The City reports 3,562 building permit applications submitted and 3,150 permits issued or approved; 7,689 inspections and reinspections requested and 7,227 conducted; and 25 personnel dedicated to enforcing the Florida Building Code, issuing permits and conducting inspections. We are not going to tell you what the gaps mean — applications get withdrawn, superseded or are simply still in review when the count is taken, and the same is true of inspection requests. What the numbers do show is the scale of the operation your job joins, and that asking for something is a different event from getting it.
Florida law requires a local government that provides a schedule of building permit fees to create a building permit and utilization report and post it on its website, drawn from the most recently completed financial audit. Every Florida city with a fee schedule owes one — this City actually publishes it where you can find it.
The report separates personnel services, including salary and related benefit costs, from operating expenditures and expenses, and sets both against the revenue derived from fees. It is the clearest published answer to “what am I paying for?” that any city on this matrix offers.
The report’s lines for inspections conducted by a private provider, and for audits of those inspections, are shown as blank. Read that as the City reporting nothing under those headings rather than as a rule about what is permitted.
The page says the information comes from the most recently completed financial audit and gives no period. So these figures should be read as the City’s current published report and not as a named year — and confirmed against the City’s own page if the number matters to you.
Driveways and paved runs on other South Florida properties, shown as their own jobs rather than as one project.
A driveway finished kerb to garage, edged against the lawn.
A covered walkway in travertine, running the length of the elevation.
Specific to this city, and in the order they actually bite.
A licensed contractor, or a homeowner who lives at the property. A non-resident landlord is not authorised to pull the permit, which decides the route on any rental.
If the property is in an association, the City wants a notarised letter giving permission to apply. Notarised, not emailed, and boards do not meet on demand.
A failed inspection adds a published fee to the permit. Call it when the work is ready, before 3 p.m. the day before.
The permit card must be visibly displayed during construction, and both card and plans must be visible and readily accessible when the inspector arrives.
Not from your last day of work. A permit suspended or abandoned for 180 days from the most recent inspection expires, and the fees paid are forfeited.
The three money figures on this page — the $106 processing fee, the $100 charge when an inspection is not approved, and one-half of the original permit fee for a missing final — are the City’s own published amounts, and the plan review fee that goes alongside the first is not published at all. The utilization figures carry no year on the City’s page and none is invented here. Confirm all of it with the Community Development Department before you rely on it. We publish no review durations for North Lauderdale, and neither does the City.
What owners in North Lauderdale ask first, answered from the City’s own permitting page and its published utilization report rather than from what is usually true elsewhere in Broward.
No. The City is explicit: a permit can be pulled by a licensed contractor, or by a homeowner that resides at the property — and a landlord or owner who does not reside at the home is not authorised to pull a permit. On a rental or a property you own but do not live in, the work goes through a licensed contractor. That is a residency test the City applies, not something we can determine for you.
The City publishes a processing fee of $106, plus a plan review fee, required at the time the permit application is submitted. The plan review amount is not published alongside it, so it is worth confirming both with the Community Development Department before filing. We do not publish a fee schedule for North Lauderdale, and amounts change — treat these as the City’s published figures to be confirmed.
It costs money as well as time. The City states that if for any reason the inspection is not approved, a $100 fee is applied to the total cost of the permit. That is why we would rather delay an inspection by a day than call one on work that is not genuinely finished — and why the honest conversation happens before 3 p.m. the day before, which is the City’s cut-off for scheduling the following day.
Yes, and this is the rule most worth knowing here. A permit terminates if the work is not completed within 180 calendar days from issuance, or if it is commenced and then suspended or abandoned for 180 calendar days from the date of the most recent inspection. When it terminates, all fees paid are forfeited. Note what the second clock runs from: your last inspection, not your last day on site. A job that quietly pauses while you wait for a finish can lose its permit without anyone deciding to stop.
The City attaches a penalty to that too: failure by a contractor to request a final inspection shall subject the contractor to payment of fees, or one-half of the original permit fee. Beyond the cost, an open permit sits on the property record and turns up later, usually when the property is being sold or refinanced. Closing permits out is part of the job, not an optional last step.
Association approval where applicable, and specifically a notarised letter from the homeowners association or management organisation giving you permission to apply for the permit. It is worth starting that request early: notarisation is easy, but getting a board or management company to issue the letter in the first place often is not.
Required inspections must be called in before 3 p.m. to schedule an inspection the following day, and inspections can also be requested through the City’s Citizen Self Service portal. When the inspector arrives, the permit card must be visibly displayed and permit cards and plans must be visible and readily accessible — a small thing that turns into a failed inspection and a fee.
Through the City’s Enterprise Permitting & Licensing Citizen Self Service portal, which covers permitting, planning, business tax receipts and code compliance. You can submit requests, check the status of a permit application or a building plan, pay invoices and request inspections. A login is required, and if you have applied before the City asks you to register with the same email address you used previously so your earlier records link automatically. The City also links separately to Broward County ePermits OneStop.
It publishes the figures. In the report Florida requires it to post, the City records 3,562 building permit applications submitted, 3,150 permits issued or approved, 7,689 inspections and reinspections requested, 7,227 conducted, and 25 personnel dedicated to enforcing the Florida Building Code, issuing permits and conducting inspections. The page states the data comes from the most recently completed financial audit and gives no year, so read it as the current published report rather than as a named period.
We do not know, and we are not going to guess on your behalf. Requests get withdrawn, rescheduled, superseded or are simply still outstanding when the count is taken, and the same is true of applications against permits issued. The only conclusion worth drawing is the practical one: asking for an inspection and getting one are two different events, which is exactly why the day-before cut-off and genuine readiness matter so much here.
Treat all of them as permitted work and confirm the scope with the City. A patio cover is a structure that has to resist uplift and is reviewed for its fixings; a slab or driveway is permanent site work; and a cover with lighting or fans brings electrical into it as well. The City’s permitting division handles structural, mechanical and plumbing plan review, and most exterior structures touch more than one of those.
Not from a page. What we can do first is confirm who is entitled to pull the permit, what the City takes at submittal, which inspections your job needs and how the two 180-day clocks apply to the way you want to phase the work. Then we price against drawings. We do not publish review durations for North Lauderdale, and neither does the City.
No questions in that topic yet.
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Where to go next, depending on which part you are trying to pin down.
Send the scope and the address. We will come back with who can apply, what the City takes at submittal, and how the inspection rules shape the programme.
We would rather hold an inspection back a day than call one that is not ready, because in this City a failed inspection has a published price and it lands on your permit.
Sun–Fri 7am–7pm · Saturday closed. Licensed, bonded and insured · CBC1265280.
Your details are with the Elbaz Construction team and we will come back to you, usually the same or next working day. If it is urgent, call (754) 236-0675.
Send us the scope and the address. We will tell you who can apply, what the submittal costs, which inspections your job needs and how to keep the permit alive to the final. Licensed, bonded and insured, CBC1265280.
