Pembroke Pines gives you
three review cycles.
Then it holds the permit.

The City states that a hold is placed on the permit and a meeting is then required with the Building Department and the Contractor Qualifier. The Qualifier is the individual whose licence the work runs under, which is what makes it a real consequence rather than an administrative note.

No. The City states that "once the application is submitted, the portal will close and additional documents cannot be uploaded until the review cycle is completed". That is the single most important sentence to plan around here.

For that trade, yes. The City states that "even if only one sheet is being revised, the entire set of plans for that trade must be resubmitted with the corrected sheet included. Single-sheet submittals will not be accepted."

Either is available, and the choice changes how the drawings are sealed. Online requires digitally signed and sealed plans; in person requires physically signed and sealed plans and states digital seals will not be accepted. Decide before the set goes to the engineer.

No. The City states that as of 25 April 2022 it no longer accepts permit applications by email. Online applications go through the Development Hub, which needs a registered contact first.

The City states that applications are processed in the order they are received. It does not publish a duration, and neither will we. What we can control is whether the package needs one cycle or three.

The most current Broward County Uniform Building Permit Application. In person it "must be original, cannot contain white-out, and copies will not be accepted".

By trade, in separate PDF files — structural, mechanical, electrical and plumbing — with all sheets for a trade combined into one file. That structure is also why coordination between the sets matters so much.

Required administrative affidavits and cover sheets depending on the permit type, and all of it at the time of submission. The City is explicit that everything must be uploaded at once.

The City requires "a printed copy of the permit card and approved plans" kept on site and available at the time of inspection.

The City says a permit is required for most construction and improvement work, including things like installing a fence, and that permits are generally not required for interior painting, exterior painting and flooring replacement where the structure is not altered. For your specific scope the Building Department is the authority.

The City lists flooring replacement among work that generally does not require a permit, provided the structure is not altered. If levels, thresholds or structure change, that qualification stops applying — which is exactly the kind of thing to confirm rather than assume.

If it is structural, that means engineering and a sealed structural set. It is the single item most likely to move a start date, and it is also the one most likely to attract review comments if it is rushed.

Yes. We assemble the package, choose and state the route, seal the drawings accordingly, file, and answer any review as a complete set. What we will not do is promise a duration that is the City’s to decide.

Pembroke Pines has a great many association-governed communities, but whether yours is one is a matter of the property’s own documents rather than City policy. Where one applies, its review is opened at the scope stage and run alongside the City’s.

Broward sits inside it, so windows, doors and other envelope products are specified with approvals for that zone and installed to a published detail. Those approvals are documents that have to be attached at submission.

That is answered by current mapping and by the City, not by a contractor and not by this page. Where it matters to a scope we establish it in writing before design.

It is workable but it has to be dealt with rather than built over, and on a three-cycle limit it is much better identified before the first submittal than discovered during review.

We can look with you and tell you plainly what we find. What any of it requires is the Building Department’s to answer, and we will say when that is the case.

The address, a description of what you want to do, and anything you already hold — a survey, previous drawings, association documents if the property is in an association. That is enough for a useful first conversation.

Yes. Elbaz Construction is a licensed general contractor, licence CBC1265280, licensed, bonded and insured, so several permitted scopes on one property can run under a single contract.

The individual whose licence the work is carried out under. It matters here specifically because the City names that person as the one required at the meeting after three failed cycles.

Financing options are available — ask and we will explain what applies to your project.