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Licensed general contracting and remodeling across Sunrise - with the application routed to the department the City says should see it first, which is most of what decides how long the paperwork takes.
Miami-Dade · Broward & Palm Beach Counties
ScrollSunrise · Broward County
Sunrise publishes a routing test, and it is unusually clear: does the work change the outside of the building? Answer that correctly and the permit moves. Answer it wrongly and it sits in a queue that was never going to approve it.
The City's wording is precise. Permit applications for work that is new, or that enlarges, reduces or otherwise alters the exterior elevation of any building in Sunrise, must be presented to the City of Sunrise Community Development Department. A covered terrace, a pavilion, an addition, a changed opening - all of that is a change of elevation, whatever else it is.
The other route is just as explicit. Applications for work such as re-roofing, interior renovations, fencing, interior plumbing or electrical repairs and AC changeouts do not have to be evaluated by Planning & Development, and may be submitted directly to the Building Division. And before either of those, plans for demolition, additions, alterations or new construction must first be approved by Broward County.
The City also publishes the sensible escape hatch: if there is any question as to what type of work may be submitted directly, call the Building Division at (954) 572-2354 for a determination. That is the number to use rather than guessing, and it is the reason nothing on this page tells you which queue your particular project belongs in.
What a Sunrise address changes
Work that is new, or that enlarges, reduces or otherwise alters the exterior elevation of any building, must be presented to Community Development. That is a question about the outside of the building, not about how big or expensive the job is.
Re-roofing, interior renovations, fencing, interior plumbing or electrical repairs and AC changeouts may be submitted straight to the Building Division, without going through Planning & Development at all.
Plans for demolition, additions, alterations or new construction must first be approved by the County. On those projects the City is not the first stop, and building the programme the other way round loses weeks.
Permit and zoning fees, where zoning applies, are due and payable at the time of submittal rather than on issuance. That is a cash-flow fact worth knowing before the day you file.
The City issues one when it receives the application and plans, and it must be used to reference the permit throughout the approval process. Every later conversation starts with that number.
A building permit is issued only after the application has been approved by all appropriate disciplines - structural, electrical, plumbing, mechanical and/or fire. The slowest reviewer sets the date, so the drawings are coordinated first.
Outside the building · 01
A cabana finished. Every line of it changes the exterior of the property, which is what decides where the application goes first.
What the photographs show
The structures above are covered terraces, cabanas and pavilions, photographed at stages from a poured slab and standing columns through to a finished slat soffit over travertine. Every one of them is the kind of work the City means by new work that alters the exterior elevation of a building, which is why it is the first gallery on a page about routing.
The kitchen below it is the other case. A hob, an extractor, a run of granite, a sink and its supply - substantial work, several disciplines, and none of it visible from the street. That is the sort of thing the City names as submittable directly to the Building Division.
The difference between the two galleries is not size or cost. It is whether the outside of the building changes.
Neither gallery tells you which queue your own project belongs in, and deliberately so. What they do show is the distinction the City draws, which is the one worth understanding before a drawing is finished.
A note on the photographs. They are our own projects, and the record is deliberately thin: no address, no client, no contract value, no dates. We do not claim any of them is in Sunrise. They are here because the first gallery is the kind of work that changes an exterior elevation and the second is the kind that does not, which is the distinction this whole page turns on.
| Structures | Freestanding and attached canopies on steel or timber posts |
|---|---|
| Soffits | Timber slat and flat white, with recessed lighting and ceiling fans |
| Decks | Travertine, large-format stone and pavers, with drainage margins |
| Kitchen | Grey shaker units, granite worktops, linear mosaic splashback |
| Kitchen services | Gas hob with island extractor, double range, undermount and apron-front sinks |
| Not documented | Municipality, address, client, contract value, dates and area |
Described only from what these photographs show, together with the general requirements that govern work of this kind in Broward County. The exterior frames are several separate properties and are not presented as one project. Nothing here is claimed to be in Sunrise.
Detail
Community Development
New work, or work that enlarges, reduces or otherwise alters the exterior elevation of a building. A cabana, a canopy, an addition, a changed opening - all of it starts here in Sunrise.
Building Division
Re-roofing, interior renovations, fencing, interior plumbing or electrical repairs, AC changeouts. The City names these as not needing Planning & Development at all.
Broward County
Demolition, additions, alterations and new construction are approved by the County before the City sees them. Programme it that way round.
The Control Number
Given when the City receives the application and plans, and used to reference the permit through the whole approval process.
All disciplines
Structural, electrical, plumbing, mechanical and fire. The permit issues only once each of them has cleared it.
Professional Day
8:00 a.m. to noon, walk-in, no appointment. Plans examiners answer questions and review applications in person.
Finding the right queue
Nearly every question we get asked here is really a routing question. The answers below are the City's own published rules, and where the City says to ring the Building Division for a determination, so do we.
It depends on one thing. The City states that applications for work that is new, or that enlarges, reduces or otherwise alters the exterior elevation of any building in Sunrise, must be presented to the Community Development Department. Work such as re-roofing, interior renovations, fencing, interior plumbing or electrical repairs and AC changeouts may go directly to the Building Division.
Then you ask rather than guess, and the City provides for exactly that: if there is any question as to what type of work may be submitted directly, call the Building Division at (954) 572-2354 for a determination. We make that call as a matter of course rather than filing on an assumption.
Yes, and often first. The City states that plans for work involving demolition, additions, alterations or new construction must first be approved by the County before the City process runs. On those projects the sequence is County, then City.
It is issued when the City receives the application and plans, and the City states it must be used to reference the permit throughout the approval process. In practice it is the single reference every later question hangs off.
At submittal. The City states that permit and zoning fees, where zoning applies, are due and payable at the time of submittal rather than at issuance. We do not publish any fee amount, because the City sets them and they change.
The Building Division designates each Wednesday between 8:00 a.m. and noon as Professional Day, when Building Plans Examiners are available to answer questions and review applications on a walk-in basis for construction and design professionals. No appointments are necessary, though they can be made for another time in the week.
The City states that plans may be checked out of the Building Division for correction, or corrected at the department during regular business hours. Either way the corrections come back into the same file against the same Control Number.
The City states that a building permit will be issued only after an application has been approved by all appropriate disciplines - structural, electrical, plumbing, mechanical and/or fire. That is why the drawings are coordinated across all of them before anything is filed.
Broward sits inside the High-Velocity Hurricane Zone, so glazing, doors and shutters need product approval accepted for HVHZ use. Replacing a window is also usually a change to the exterior elevation, which puts it on the Community Development route.
Yes, and it is the clearest example of the routing rule on this page: a new covered structure alters the exterior elevation, so the application is presented to Community Development, and if it counts as an addition the County sees it first.
We do not publish review durations or fee figures, because the authority sets both and they change. What we can control is that the application is complete, coordinated across every discipline and in the right queue on the first attempt.
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.
Inside the building · 02
The sequence
What was approved, what was closed out and what was never either. It all exists before we do.
The building as it stands, inside and out, including every opening.
Does the work alter the exterior elevation, and does the County see it first? This is settled here, with a call to the Building Division where there is any doubt.
Scope tested against structure, setbacks and the envelope requirements that come with a Broward address.
Structural, electrical, plumbing, mechanical and fire resolved against each other, because the permit waits for the last of them.
Demolition, additions, alterations and new construction go to Broward County before the City.
Community Development or the Building Division, online through the City's portal or in person, with the fees payable at submittal.
Issued on receipt and used for every conversation afterwards, with Professional Day available on Wednesday mornings for anything that needs a person.
Strip out and first fix, then the envelope with HVHZ-approved glazing and doors, then second fix and finishes.
Booked with the Building Division, then close-out and the records handed over.
Which route a project takes and which approvals it needs are set by the property and the scope of work, and the determination is the City's. We confirm it before filing. We do not publish fees or review durations.
Before the application goes in
Anything new, enlarged, reduced or otherwise altered on the outside of the building goes to Community Development first. Settle this before the drawings are finished, not after they are filed.
Demolition, additions, alterations and new construction go to Broward County ahead of the City. That ordering is the City's, and it shapes the programme.
The permit issues only when structural, electrical, plumbing, mechanical and fire have each approved. One unresolved discipline holds all of them.
Permit and zoning fees are payable at submittal. It is a small thing that stops a filing on the day if nobody planned for it.
Wednesdays, 8:00 a.m. to noon, plans examiners take questions and review applications on a walk-in basis, no appointment needed. An hour there is worth a fortnight of correspondence.
Earlier work that was never permitted or never closed out becomes your scope the moment you file. Establish it before design, not during demolition.
Which route a project takes is the City's determination, not ours. Where there is any question about what may be submitted directly, the City asks that the Building Division be called for a determination, and that is what we do. We do not publish fees or review durations.
Budget
It decides the route, the drawings and often whether the County is involved at all. Two projects of the same value can sit in completely different processes because of it.
New footings, posts and beams for a covered structure, or opening up a plan inside. It sets the drawing and the sequence.
The permit issues only when structural, electrical, plumbing, mechanical and fire have all cleared it, so each one added is another reviewer on the critical path.
HVHZ-approved glazing and doors, plus the making-good a non-standard opening always needs - and usually a change of elevation as well.
Earlier work never permitted or never closed out is resolved as its own scope.
Real, but the most controllable line in the budget and the last one that should be used to rescue a number.
These weights describe what tends to move a number on work of this kind in Sunrise, in the order it tends to move it. Routing sits high on the list for a reason that has nothing to do with difficulty: an application in the wrong queue does not fail, it simply waits, and then starts again in the right one. None of these is a fee, a percentage or an estimate.
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Keep reading
Additions
What changes when a project stops being a renovation and becomes an addition - which in Sunrise also changes which department sees it first.
Wind & envelope
Why a Broward address constrains glazing, doors and roofing, and what product approval has to be in the submission before anything is ordered.
Cost guide
General cost context with no city-specific figures. The line it does not carry is what an application in the wrong queue costs in weeks.
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.
Next step
Before a drawing is finished we establish whether the work alters the exterior elevation, whether the County sees it first, and which department the City wants it presented to - by asking them, not by assuming.
