To avoid delays in the permit review process, please follow the procedures below when submitting a Building Permit application.

New Permit Submittals

In-Person Submittals

Please provide the following documents:

• The most current Broward County Uniform Building Permit Application
  (This form must be original, cannot contain white-out, and copies will not be accepted.)

• Required administrative affidavits, depending on the permit type

• Required cover sheets

• Two (2) sets of construction plans (Office Copy & Job Copy)

Important:
All construction plans must be physically signed and sealed. Digitally signed or sealed plans will not be accepted for in-person submittals.

Online Submittals

Please upload the following documents:

• The most current Broward County Uniform Building Permit Application
  (White-out is not permitted on this form.)

• Required administrative affidavits, depending on the permit type

• Required cover sheets

• Construction plans must be digitally signed and sealed (not physically signed)

Plans must be uploaded by trade in separate PDF files, as listed below:

• Structural Plans – All sheets combined in one PDF

• Mechanical Plans – All sheets combined in one PDF

• Electrical Plans – All sheets combined in one PDF

• Plumbing Plans – All sheets combined in one PDF

Please Note:
All required documents must be uploaded at the time of submission. Once the application is submitted, the portal will close and additional documents cannot be uploaded until the review cycle is completed.

Permit Corrections (Re-Submittals)

In-Person Corrections

Please bring the following:

• Required cover sheet

• Narrative / response letter addressing the review comments

• Two (2) sets of construction plans (Office Copy & Job Copy)

All construction plans must be physically signed and sealed.

At the permit counter, you will be responsible for voiding the sheets that are being replaced.
Stamps and office supplies will be available if needed.

Online Corrections

Please upload the following:

• Narrative / response letter addressing review comments

• Digitally signed and sealed construction plans

Plans must be uploaded by trade in separate PDF files:

• Structural Plans – All sheets combined in one PDF

• Mechanical Plans – All sheets combined in one PDF

• Electrical Plans – All sheets combined in one PDF

• Plumbing Plans – All sheets combined in one PDF

Important:
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.

Failed Review Cycles

If a permit receives three (3) failed review cycles, a hold will be placed on the permit. A meeting will then be required with:

• The Building Department

• The Contractor Qualifier

• The Design Professional of Record

To schedule this meeting, please contact the Permit Supervisor at:
Sbocanegra@cgasolutions.com

If you need to change the contractor or subcontractor listed on your permit, the steps will depend on whether your permit has been issued.

-If Your Permit Has Not Been Issued Yet-

Simply submit an updated permit application with the new contractor information listed in Section 3 of the application.

-If Your Permit Has Already Been Issued-

To request a change of contractor, please submit the following documents:

• Completed Change of Contractor Request Form

• Letter of Release from the property owner to the previous contractor

• Updated Building Permit Application

• Updated Notice of Commencement (NOC), if applicable

• Certified Mail Receipt

All required documents must be submitted before the Change of Contractor request can be processed. 

Once Ready to submit the Change of Contractor request you can submit in-person or via email at PinesPermits@cgasolutions.com.

>>Click Here for Change of Primary Contractor Request Form<<

>>Click Here for Change of Subcontractor Request Form<<

The City of Pembroke Pines Building Department allows licensed Private Providers to perform plan review and/or inspections in accordance with Florida Statutes. Private Providers may be used for plan review, inspections, or both, depending on the needs of the project.

Private Provider Registration

Before submitting a permit application using a Private Provider, the provider must be registered with the City of Pembroke Pines Building Department.

To register, please submit your Private Provider registration documents to:

📧 privateprovider@cgasolutions.com

Permit Submittal Requirements

When applying for a permit that will utilize a Private Provider, you must clearly indicate during the permit submittal whether the Private Provider will be responsible for:

• Plan Review Only

• Inspections Only

• Both Plan Review and Inspections

Your permit application must also include the complete Private Provider packet along with all required permit documents. >>Click Here for Private Provider Packet<<

Private Provider Inspections

Once the permit has been issued, and if inspections will be conducted by a Private Provider, the City’s Building Department must be notified when inspections are scheduled.

Inspections can be scheduled through:

• Development Hub

• By Phone: (954) 435-6502

• City Website

⚠️ Important: When scheduling the inspection, you must indicate that it is a Private Provider Inspection.

Inspection Reports

After the inspection is completed, the inspection report must be submitted within two (2) business days.

Reports must be emailed to:

📧 privateprovider@cgasolutions.com

Once received, the report will be reviewed by the Building Department for verification and record keeping.

City Required Inspections

The following inspections must be performed by a City Inspector and cannot be completed by a Private Provider:

• Fire

• Engineering

• Zoning

If work has been completed on a property without obtaining a required permit, an After-the-Fact Permit must be obtained to bring the work into compliance.

A licensed contractor is required for After-the-Fact permits. These permits cannot be applied for as an Owner-Builder permit.

When submitting your permit application, please make sure to:

• Clearly indicate that the project is “After-the-Fact.”

• Provide the Code Compliance violation number if you have received a violation from the City’s Code Compliance Department.

Including this information will help ensure the permit and violation are properly connected in the system.

Exception

If a property was purchased with unpermitted work already completed, the new property owner may request an exception to the contractor requirement.

To qualify, the owner must provide documentation showing the property was purchased with the unpermitted work already in place and that the current owner did not perform the work.

Please note:

• This exception only applies to residential properties.

• This exception does not apply to commercial properties.

Fees

All After-the-Fact permits are subject to double permit fees.

The Early Start (Pre-Permit Construction) process allows limited construction activities to begin before a permit is fully issued, once certain requirements have been met.

To be eligible for an Early Start request, the project must first complete one full plan review cycle.

Additionally, all contractors associated with the project (Structural, Mechanical, Electrical, and Plumbing) must be registered with the City and have current license and insurance information on file.

Early Start request Required Documents

• Pre-Permit Construction Agreement

• Recorded Notice of Commencement (NOC)

• Broward County Environmental Review Approval Certificate (E.P.G.M.D.)

• Broward County Transportation Concurrency Satisfaction Certificate

• Broward County Asbestos Certificate of Approval

Requesting an Early Start

Once the first review cycle has been completed and all required documents have been obtained, you may request an Early Start by submitting the following:

• Pre-Permit Construction Agreement

• Recorded Notice of Commencement (NOC)

• Broward County Environmental Review Approval Certificate (E.P.G.M.D.)

• Broward County Transportation Concurrency Satisfaction Certificate

• Broward County Asbestos Certificate of Approval

Please email your request to:

📧 PpinesEarlyStart@cgasolutions.com

Once received, the request will be routed for review and approval by all applicable disciplines.

>>Click Here for Pre-Permit Construction Agreement Request Form<<

Early Start Fee

There is an Early Start fee of $448.52.
Once the Early Start request is approved, the fee will be invoiced under the permit.

⚠️ Please note: The Early Start fee must be paid prior to the issuance of the Early Start authorization.

Before a building or space can be occupied or used, the project must receive final approval from the Building Department. Depending on the type of project, one of the following certificates may be issued.

These certificates confirm that the work has been inspected and approved in accordance with applicable building codes and regulations.

Certificate Comparison

When to Request These Certificates

• Certificate of Occupancy (CO) – Requested when all inspections for a new building or commercial space are completed and the building is ready to be occupied or opened for business.
• Certificate of Completion (CC) – Issued after the final inspection for projects that do not require occupancy approval.
• Temporary Certificate of Occupancy (TCO) – Requested when the building is safe for occupancy but minor items remain that will be completed within an approved timeframe.

Requirements Before your request of Certificate

Depending on the type of certificate being requested, the following requirements must be completed or obtained before the Building Department can process your certificate request:

• All linked permits must be completed
• All required inspections must be completed and approved
• All life safety requirements must be satisfied
• Approvals from all applicable outside agencies must be received (Environmental, Asbestos, Transportation, etc.)
• A Certificate of Use (CU) must be applied for with the Zoning Department, when applicable

Failure to complete these requirements may delay the submittal process of your certificate.

Requesting Your Certificate

>>Click Here for your Certificate Request Checklist & Sample request letter<<

Once you are ready to request your certificate, or if you have any questions regarding the close-out process, please contact the Building Department by email:

📧 PpinesCloseOutDocuments@cgasolutions.com

Our team will assist you with reviewing your permit and guiding you through the final steps needed to obtain your certificate.

Renewal or extension requests may be submitted in person or by email to PinesPermits@cgasolutions.com.

Permit Validity

Once a permit is issued:

• The permit has 180 calendar days to receive its first approved inspection.

• After the first approved inspection, the permit must have another approved inspection within 90 days.

Failure to meet these deadlines will result in the expiration of the permit.

Permit Renewal Requirements

If the Permit Expired Less Than 90 Days Ago

Submit the following to the Building Department:

• Permit Renewal / Extension Request Form

• Updated Broward County Uniform Building Permit Application

• Updated Notice of Commencement

• Payment of the renewal fee (50% of the original permit fee)

If the Permit Expired More Than 90 Days Ago

Submit the following to the Building Department:

• Permit Renewal / Extension Request Form

• Updated Broward County Uniform Building Permit Application

• Updated Notice of Commencement

• Pembroke Pines approved construction plans

• Payment of the renewal fee (100% of the original permit fee)

Permit Extension Requests

1st and 2nd Extension Requests

Submit the following:

• Permit Renewal / Extension Request Form

• Payment of the applicable extension fee

3rd Extension Request

Submit the following:

• Permit Renewal / Extension Request Form

• Signed and notarized letter from the contractor qualifier explaining the reason for the extension

The request must be reviewed and approved by the Building Official before the extension fee is applied to the permit.

Important:
Permits will not be renewed or extended until all applicable fees have been paid in full.

>>Click Here for Permit Renewal / Extension Request Form<<

If you need to cancel a Building Permit, a Permit Cancellation Request Form must be submitted either in person or by email to PinesPermits@cgasolutions.com.

Once your request is received, an inspector will be assigned to conduct a site visit to verify that no work has been performed under the permit.

After the inspection is completed, the results will be documented in your permit record.

Please Note:
If the permit has already gone through a review process, the submittal fee must be paid before the permit can be canceled.

>>Click Here for Permit Cancellation Request Form<<

The City of Pembroke Pines conducts inspections during normal operating hours Monday through Thursday, 7:00 AM – 6:00 PM.

Any inspection requested outside of these hours is considered an Overtime Inspection.

How to Request an Overtime Inspection

To request an overtime inspection, please follow the steps below:

1. Complete an Overtime Inspection Request Form.

2. Submit the completed form in person or by email to pinespermits@cgasolutions.com.

3. Once your request is received, the Building Department will coordinate with the appropriate inspection discipline to determine if an inspector is available.

4. If an inspector is available, you will be notified to confirm the inspection and pay the required overtime inspection fee.

5. The overtime inspection will not be scheduled until the fee has been paid in full.

>>Click here for Overtime Inspection Request Form<<

Important Information

• Overtime inspections are not guaranteed and depend on inspector availability.

• This process applies only to the following inspection trades:

  • Structural

  • Mechanical

  • Plumbing

  • Electrical

For overtime inspections related to other departments or trades, please contact the appropriate department directly.