Choose the Correct Broward Permit Office, Submit the Right ePermit and Clear Every Hurricane-Zone Inspection
Broward County does not issue every building permit in Broward County. The County Building Code Division primarily handles the Broward Municipal Services District—unincorporated Broward—and locations served under an interlocal or contract arrangement.
This guide separates County permits from city permits, explains BMSD ePermits and ePermits OneStop, shows the in-person Owner-Builder route, and organizes current forms, fees, Notice of Commencement rules, HVHZ documents, inspections and permit closeout into simple steps.
Choose the Broward Permit Task You Need
Broward Permit Route Finder
Select the situation. The result gives the correct official first step.
Determine Whether Broward County or a Municipality Issues the Permit
Use the County Building Code Division when
- The property is in the Broward Municipal Services District.
- The location is in unincorporated Broward County.
- The County confirms it serves the location under an interlocal agreement.
- The official BMSD ePermit system accepts the parcel.
Contact the city when
- The property is inside an incorporated municipality.
- The municipal building department issues the master building permit.
- The address appears on the Countywide Building Official Contacts list.
- A city permit is needed before associated County approvals.
Broward County Building Code Division Address, Phone and Hours
Match the Project to the Correct Broward Permit Route
Project |
Start with |
Additional review to check |
|---|---|---|
New house, duplex or residential addition |
Structural building permit |
Zoning, flood zone, drainage, environmental review, energy, utilities and impact fees |
Commercial construction or alteration |
Commercial building permit |
Development review, fire, accessibility, occupancy, impact/concurrency fees and private-provider requirements |
Roof replacement |
Roofing application packet |
HVHZ roof assembly, product approval, deck attachment and hurricane-mitigation affidavit |
Windows, exterior doors or shutters |
Windows and doors packet |
HVHZ product approval, design pressures, opening dimensions and anchorage |
Fence |
Fence permit packet |
Survey, zoning, easements, visibility triangle and environmental approval |
Pool or spa |
Swimming-pool permit |
Barrier, electrical bonding, plumbing, zoning, flood and environmental approvals |
Generator |
Generator application packet |
Electrical, gas, mechanical, flood elevation, setbacks and manufacturer specifications |
Air-conditioner replacement |
Mechanical permit |
Uniform data form, electrical work, equipment anchorage and NOC threshold |
Electrical, plumbing or mechanical work |
Separate trade application |
Parent master permit, contractor registration and trade inspection sequence |
Work completed without permits |
After-the-fact permit |
Double fees, concealed-work verification, engineer letters and code-compliance case requirements |
Submit an Eligible Broward County ePermit in Eight Clear Steps
Confirm the property is eligible for BMSD ePermits
Verify that the County Building Code Division has permitting jurisdiction. Owner-Builder permits, Fort Lauderdale-Hollywood International Airport permits and certain interlocal-agreement locations may require another submission route.
Register the contractor with Broward County
The qualifier’s license must be registered or the applicant must hold an eligible Broward credential. General liability and Workers’ Compensation or exemption records must remain current.
Use the current Uniform Permit Application
Complete one application for the correct trade and project scope. Include the job address, folio number, flood zone, job value, owner, contractor, design professional and description of work.
Prepare separate, readable files
Separate the application, plans, product approvals, calculations, affidavits, surveys and outside-agency approvals. Use consistent file names.
Create the BCS Master Permit application
Sign into Broward’s ePermits system, select Submit Application, choose BCS Master Permit and complete each required field.
Upload documents and select a supplemental file
The current user guide says at least one uploaded document must be assigned the Supplemental Document type. Open each uploaded file before final submission.
Pay the application or initial plan-review fee
Building staff emails the master permit number and payment instructions when the application is accepted. The permit application processing fee is nonrefundable.
Monitor reviews and obtain formal issuance
Read correction notices, pay remaining fees and download the approved plans and permit card after approval. The County states that permits are not issued until applicable permit fees are paid.
How to Upload Broward Plan Corrections Without Breaking the File History
Use the same document name
The BMSD electronic-permitting guide instructs applicants to replace a rejected document by uploading the corrected version with the same document name.
Example: If the rejected file is named plan.pdf, upload the corrected file as plan.pdf.
Do not start another master permit
Open My Application Status, select the existing application, choose Upload Docs and upload the new version.
Create a separate revision or change-of-plans request only when the project is already issued and the scope changes.
Prepare the Permit Package Before Opening ePermits
Property and project
- Correct job address
- Tax folio number
- Legal description
- Flood zone and BFE
- Present and proposed use
- Detailed scope of work
- Construction value
- Owner contact information
Contractor and professionals
- Qualifier name
- Florida or County license
- General liability insurance
- Workers’ Compensation record
- Architect or engineer information
- Digitally signed plans when required
- Private-provider documents if used
- Owner authorization when applicable
Plans and approvals
- Site plan or survey
- Architectural plans
- Structural details
- Energy documentation
- HVHZ product approvals
- Drainage or environmental approvals
- Fire review when required
- Recorded NOC when triggered
Use ePermits OneStop When County Environmental Approval Is Part of a City Project
What ePermits OneStop does
Participating cities and Broward County use the centralized system to coordinate municipal permit applications with associated County permits, licenses and environmental approvals.
Mandatory electronic review
Broward states that applications requiring Development and Environmental Review are accepted electronically through ePermits OneStop.
Do not deliver a paper DER package unless the reviewing agency specifically instructs you to do so.
Design and Document the Project for Broward’s HVHZ Requirements
Roof systems
Submit the applicable roof assembly, Product Approval, fastening, deck attachment and manufacturer information.
Windows and doors
Match the approved product, design pressure, opening size, installation method and anchorage.
Equipment
Show wind-rated anchorage for rooftop and exterior mechanical, electrical and generator equipment.
Professional design
Signed and sealed calculations may be required where prescriptive HVHZ details do not cover the installation.
Record and Submit the NOC Before the First Inspection
Current BMSD ePermit thresholds
- Job value of $5,000 or more for applicable construction work.
- $15,000 or more for air-conditioner replacement and repair.
- A current certified copy of the recorded NOC is required.
- Submit it before scheduling the first inspection.
Information to verify
- Correct legal description and folio number
- Project description matches the permit
- Owner and contractor information is current
- The document was recorded with Broward County
- The complete recorded document was submitted
- A copy is posted at the job site
Understand the Broward Building Permit Fee Before Paying
Fee item |
Current published amount or formula |
Important limitation |
|---|---|---|
Permit application processing |
$125 nonrefundable |
Added to applicable permit and plan-review fees |
Minimum structural permit |
$125 |
Permit is charged at the greater of minimum or valuation formula |
Minimum roofing permit |
$250 |
Separate plan-review, reinspection and surcharge fees may apply |
Structural, electrical, mechanical or plumbing permit |
3% of job value up to $9,999,999.99; 2.5% for job values over $10 million |
County uses applicant value or RSMeans value, whichever is greater |
First reinspection for same violation |
$100 |
Subsequent reinspections may increase to $200, $300, $400 and higher |
Permit extension |
$50 |
Does not automatically replace an expired permit |
Expired permit minimum |
$125 |
A permit may be renewed within 180 days under the published renewal formula |
Change of contractor |
$75 |
Supporting withdrawal and replacement documents are still required |
Plan-reviewer conference |
$98 per hour, per discipline |
Use when direct technical review is needed |
Work without permits |
Double fee |
Code-enforcement, investigative and professional costs may also apply |
Simple valuation example
For a permit with a $20,000 accepted job value:
3% × $20,000 = $600 base permit fee
Add the $125 application-processing fee, plan review, state surcharges and any project-specific approvals.
Do not estimate the final total from one percentage
The County may use RSMeans when it produces a higher job value. Separate trade permits, development review, impact fees, fire review, reinspections and certificates can change the total.
Request the Inspection Before the Broward Cutoff
Online request
Enter the permit number and Phone Access Code in the County inspection-request system.
IVR request
Call 954-497-1320 to schedule, cancel or obtain inspection results.
Use the Phone Access Code—not the PIN.
Inspector questions
Contact inspectors between 7:30 AM and 8:30 AM for estimated inspection timing and technical questions.
Request timing |
Published scheduling result |
What to do |
|---|---|---|
Before 3:00 PM |
Scheduled for the next business day |
Confirm the inspection code and make the site ready before submitting |
After 3:00 PM |
Scheduled for the second business day |
Do not assume the inspection will occur the next morning |
Cancellation |
Request must be received by 9:00 AM on inspection day |
Cancel promptly to avoid a possible reinspection or missed-inspection charge |
Overtime inspection |
Request directly with the Trade Chief at least 48 hours ahead |
Do not submit overtime requests through the normal online inspection portal |
Before requesting
- Permit is issued
- NOC is accepted if required
- Correct inspection code selected
- Work is complete for that stage
- Required work remains visible
- Approved plans are printed to scale
Before the inspector arrives
- Permit card is available
- Property is accessible
- Gates are unlocked
- Safe ladders are provided
- Product approvals are available
- Previous corrections are complete
Use the Correct Trade and Inspection Stage
Trade |
Common stages |
Closeout requirement |
|---|---|---|
Building |
Foundation, slab, framing, roof sheathing, insulation, drywall, windows, roofing and final |
Building final after all prerequisite trade finals |
Electrical |
Underground, slab, rough, service, pool bond, equipment and final |
Electrical final accepted |
Mechanical |
Underground piping, rough, fuel piping, hood, equipment and final |
Mechanical final accepted |
Plumbing and gas |
Ground rough, top-out, water service, sewer, gas rough, backflow and final |
Plumbing and gas finals accepted |
Zoning and landscaping |
Final site, landscape or zoning compliance when required |
Required agency final completed before certificate issuance |
Owner-Builder Applicants Must Personally Appear
Eligible property
The exemption can apply to a qualifying one-family or two-family residence, farm outbuilding or qualifying commercial work valued at no more than $75,000.
Own use or occupancy
The building must be for the owner’s own use or occupancy and not constructed or substantially improved for sale or lease.
One-year presumption
Sale or lease within one year after completion can create a presumption that the work was performed for sale or lease.
Direct supervision
The owner accepts direct onsite supervision and cannot appoint an unlicensed person to act as the contractor.
Worker responsibilities
Hiring workers can create tax, employment, Workers’ Compensation and personal-liability obligations.
Licensed trade work
Electrical, plumbing, gas, mechanical and specialty work may still require properly licensed contractors.
Verify the License, Registration and Insurance Before the Permit Is Submitted
County verification checklist
- Florida contractor license
- Broward registration when required
- Correct license scope
- General liability certificate
- Workers’ Compensation or exemption
- Matching company name
- Matching qualifier name
- Current expiration dates
Registration documents
State contractors working in BMSD must provide the County verification form with the Florida license, liability insurance, Workers’ Compensation or exemption and state-issued identification.
Search the Permit First, Then Request Missing Plans or Open-Permit Research
Search by permit number
Enter the exact number from the permit card, invoice, inspection notice or contractor records.
Search by address
Complete the required address fields, but do not enter unit or suite information in the initial search.
Confirm County jurisdiction
The County records form applies to properties under Broward County Building Code Division jurisdiction. Annexed properties may have records with the municipality instead.
Request missing records
Use the official Building Records Request for permits, surveys, drawings or other documents not available through the public search.
Current records-request charges
- $30 nonrefundable administrative fee.
- Research fee begins at $50 per hour.
- Additional copying or media charges can apply.
- Extensive requests may require additional processing time.
Give the records team
- Property address
- Parcel or folio number
- Subdivision, lot and block
- Approximate permit year
- Permit number if known
- Exact document requested
What the Broward Permit Status Means
Old Permit Still Open? Build a Written Closeout Plan
Collect before contacting the County
- Permit number
- Property address
- Original scope
- Approved plans
- Inspection history
- Current photographs
- Contractor information
- Code-enforcement case number
Ask these questions
- Is the permit expired?
- Can it be renewed?
- Which inspections remain?
- Are current-code upgrades required?
- Are revised plans required?
- Are trade permits still open?
- Is an engineer letter required?
- What proves final closure?
Use These Short Scripts to Get a Clear Answer
“I am planning work at [full address and folio number]. Can you confirm whether the property is in BMSD, a contracted County location or a municipal building-department jurisdiction?”
“The project is [exact work] at [address]. Which structural, electrical, plumbing, mechanical, zoning, environmental and HVHZ documents are required?”
“Corrected files were uploaded for permit [number] using the same document names. The response identifies each reviewer comment and the revised page. Please confirm whether another discipline remains outstanding.”
“Permit [number], Phone Access Code [code]. I need inspection [type]. The work is complete, visible and accessible, and the approved plans are printed at the site.”
“The project value is [amount] for [scope]. Can you confirm whether a recorded NOC is required and where the certified copy must be submitted before inspection?”
“Permit [number] at [address] is not final. Which inspection, trade permit, correction, fee or current-code document is required for closeout?”
Do Not Consider the Broward Permit Complete Until These Items Are Verified
- County or city jurisdiction confirmed
- Current 2026 application used
- Correct permit and trade categories selected
- Contractor registration and insurance current
- Zoning and environmental approvals complete
- HVHZ product approvals coordinated
- Flood information shown when applicable
- Application-processing fee paid
- Plan comments fully resolved
- Permit formally issued
- NOC recorded and accepted when required
- Approved plans printed to scale
- All structural and trade inspections passed
- Certificate issued when required
- Permit and sub-permits show final status
- Final records saved by the owner
Broward County Building Code Division Map
2307 West Broward Boulevard, Suite 300
Fort Lauderdale, FL 33312
Office hours: Monday–Friday, 8:00 AM–3:30 PM
Open the Correct Broward County Portal, Form or Search
Broward County Building Permit Questions
Does Broward County issue every building permit in Broward County?
No. The County Building Code Division primarily serves the Broward Municipal Services District—unincorporated Broward—and locations served under contract. Incorporated cities generally operate their own building departments.
Where do I submit a Broward County building permit online?
Eligible BMSD permit applications are submitted through Broward’s ePermits system. City customers may use ePermits OneStop for participating municipal applications and associated County approvals.
Can an Owner-Builder apply through Broward ePermits?
No. The County’s Owner-Builder affidavit states that the owner must personally appear, sign the building-permit application and provide state-issued identification. Owner-Builder permits are not eligible for ePermits.
Which Broward Uniform Permit Application should I use?
Use the current application revised January 8, 2026 and effective March 9, 2026. Broward states that previous versions will not be accepted.
When is a Notice of Commencement required?
The current BMSD electronic-permitting guide identifies a recorded NOC for job values of $5,000 or more, or $15,000 or more for air-conditioner replacement and repair. Submit the certified recorded copy before the first inspection.
How much is a Broward County building permit?
The current County fee schedule lists a $125 nonrefundable application-processing fee, a $125 minimum base permit fee and a $250 minimum roofing fee. Structural and trade permit fees generally use 3% of job value up to $9,999,999.99 and 2.5% above $10 million, subject to County valuation and additional fees.
How do I schedule a Broward County inspection?
Use the online inspection-request page with the permit number and Phone Access Code, or call the IVR at 954-497-1320. Requests received before 3:00 PM are scheduled for the next business day under the published IVR instructions.
What happens when an inspection is requested after 3:00 PM?
The published IVR instructions state that requests received after 3:00 PM are scheduled for the second business day.
How do I correct a rejected ePermit document?
Open the existing application, choose Upload Docs and upload a new version using the same document name as the file being replaced. Do not create a duplicate master permit unless County staff directs you to do so.
How do I find old Broward County permit records?
Search the public permit system by permit number or address first. When plans or records are unavailable, submit the official Building Records Request with the property address, folio number, approximate year and exact documents needed.
Official Information Used for This Guide
Building-Department.org is an independent informational guide and is not Broward County Government.
This page was checked against the Broward County Building Code Division, BMSD ePermits guide, ePermits OneStop, current 2026 Uniform Permit Application, current fee schedule, Owner-Builder affidavit, inspection instructions, contractor-verification guidance, records request and Broward Board of Rules and Appeals code resources.
Last reviewed: July 23, 2026.
Permit jurisdiction, forms, fees, inspection procedures and agency approvals can change. Confirm time-sensitive requirements with Broward County or the correct municipality before filing, paying or starting work.
Khushboo Bobade is a public records researcher and editorial writer specializing in government service documentation and construction permit systems.
Her research focuses on explaining building permits, inspection procedures, zoning regulations, and public permit records maintained by local government building departments across the United States.
Professional profile: View LinkedIn Profile
Check Permit Type, Estimate Fees, Prepare Inspections and Find Official Building Department Links
Use this free tool before applying for a building permit, booking an inspection, checking zoning rules, or searching permit records. It helps homeowners, contractors, landlords, buyers, and business owners understand the next step before visiting the official building department portal.
What building department task do you need help with?
Choose your goal. The tool will suggest the right next step, what to prepare, and which official page to check.
Before starting work, check whether your project needs building, zoning, electrical, plumbing, mechanical, right-of-way, or HOA approval.
Many portals require contractor registration, license details, insurance, plans, owner authorization, and inspection scheduling access.
Building Permit Type Finder
Select the project type to understand which permits or reviews are commonly required. Always confirm with the official local building department.
Permit Fee Estimate Calculator
Estimate a rough permit fee using project value and common percentage-based review assumptions. Local minimum fees, technology fees, impact fees, reinspection fees, and trade fees can change the final amount.
Inspection Readiness Checklist
Use this before scheduling framing, electrical, plumbing, mechanical, roofing, final, or certificate-related inspections.
Zoning and Setback Pre-check
Use this before applying for a permit when your project may affect land use, setbacks, lot coverage, height, parking, signs, fences, accessory structures, or business use.
Plan Review Timeline Estimator
Estimate how complex your review may be. Local staffing, incomplete plans, corrections, holidays, fire review, zoning review, and outside agency review can change timing.
Permit Records Search Helper
Use this if you are trying to find old permits, inspection history, certificate of occupancy details, open permits, or code-related records.
Official Building Department Resource Finder
Enter city/county and state to create safe searches for official permit portals, inspection scheduling, building codes, zoning maps, forms, fees, and contact pages.
Building Department vs Planning/Zoning
- Building Department: permits, plan review, inspections, code compliance, certificates.
- Planning/Zoning: land use, setbacks, height, lot coverage, signs, parking, variances.
Best sitewide placement
Place this tool after the first main guide section or before FAQs. It turns a normal article into a practical permit-preparation page.
Important note
This tool gives educational guidance only. Final permit requirements, fees, inspections, forms, and deadlines must be confirmed with the official local building department.