Blog
Permit guides for South Florida.
How permits really work in Fort Lauderdale, Broward and Palm Beach County, from the people who file them every week.
What Home Projects Don't Need a Permit in Florida? (New 2026 Rules)
Since July 1, 2026, some small projects on single-family homes can skip the building permit under HB 803. Here's who qualifies, what's always excluded, and the catch.
Read the guideDo I Need a Permit to Replace My Roof in Florida?
Yes. A full roof replacement needs a permit everywhere in Broward and Palm Beach County. Here's what the permit covers, the 25% rule, and what slows roofing permits down.
Read the guideDo I Need a Permit to Replace My AC Unit in Florida?
Yes. Replacing an air conditioner in Broward or Palm Beach needs a mechanical permit, even for a same-size swap. Here's what the permit needs and how fast it can move.
Read the guideWho Issues Building Permits in Broward County: the City or the County?
Usually your city. Broward County only issues permits for unincorporated areas and cities it contracts with. Here's how to find the right building department in 2 minutes.
Read the guideDo I Need a Permit to Replace Windows and Doors in Broward County?
Yes. Window and exterior door replacements need a permit in Broward, even under Florida's new 2026 small-project exemption. Here's why, and what the permit needs.
Read the guideHow to Check a Property for Open or Expired Permits Before You Buy in Broward
Open permits can hold up a sale, a loan or your own future renovation. Here's how to search permit records in Broward, what you'll find, and how open permits get closed.
Read the guideDo I Need a Permit for a Kitchen or Bathroom Remodel in Florida?
It depends on what you touch. Cosmetic updates may now qualify for Florida's 2026 exemption. Moving plumbing, wiring or walls always needs permits. Here's where the line is.
Read the guideWhat Is an Owner-Builder Permit in Florida, and Should You Use One?
Florida lets owners act as their own contractor on their own home, with strict conditions. Here's who qualifies, the 1-year rule, the $75,000 commercial limit and the risks.
Read the guideDo I Need a Permit to Replace a Water Heater in Florida?
Yes. Water heater replacements need a permit in Broward and Palm Beach, and Broward has a mandatory countywide form. Tank vs. tankless, gas vs. electric, explained.
Read the guideWhy Do Permit Applications Get Rejected in Broward? (Common Plan Review Comments)
Most permit delays aren't the city being slow. They're incomplete packages and comment responses that miss the point. Here are the most common reasons and how to avoid them.
Read the guideDo I Need a Permit to Install a Generator in Florida?
A portable generator plugged into appliances doesn't. A standby generator, or anything connected to your home's wiring, does. Here's what the permit needs before hurricane season.
Read the guideWhat Permits Does a Commercial Build-Out Need in Broward County?
You've signed the lease and rent is coming. Here's the permit package a commercial build-out typically needs in Broward, why it takes months, and how to keep it from eating your free-rent period.
Read the guideWhat Happens If You Fail a Permit Inspection in Florida?
It's common, and fixable. You correct what the inspector listed and schedule a re-inspection. Here's what usually goes wrong, what it costs, and a Florida rule most people don't know.
Read the guideDo I Need a Permit for a Shed in Broward County?
Usually yes. Broward is in the High-Velocity Hurricane Zone, so most sheds need a permit and engineered tie-downs. Here's what decides it, and what zoning still controls.
Read the guideWhat Is a Florida Product Approval or Miami-Dade NOA, and Why Does My Permit Need One?
Windows, doors, roofing and shutters in Florida must be tested and approved for hurricane wind. In Broward, the bar is the High-Velocity Hurricane Zone. Here's how approvals work.
Read the guideHow to Get a Permit for Work Already Done Without One in Florida
Unpermitted work can usually be legalized with an after-the-fact permit. Expect penalty fees and possibly opening walls. Here's how the process works in Broward and Palm Beach.
Read the guideDo I Need a Permit for Solar Panels in Florida?
Yes. Rooftop solar needs electrical and structural permits, then utility approval before you can turn it on. Your HOA can't ban it, but it can have a say on placement.
Read the guideWhat Inspections Does a Building Permit Need, and in What Order?
A typical South Florida new home goes through a dozen-plus inspections, from underground plumbing to the final. Here's the usual order and what each one checks.
Read the guideDo I Need a Permit for a Driveway or Pavers in Broward County?
Usually yes, and sometimes two. Driveways often need a building permit for your property and a separate right-of-way permit for the part that crosses the swale.
Read the guideWhat Is the 40-Year (Milestone) Building Recertification in Broward?
Broward requires most buildings to be inspected at 40 years old, then every 10 years. Condos 3+ stories also face Florida's milestone inspections. Here's who's covered and what happens next.
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