Building Department
The Broward County Building Code Division handles building permits and construction code matters for areas it serves, along with countywide contractor licensing and elevator safety responsibilities. This article explains how to determine whether the division is the right office, where to find permit forms and records, what information to prepare, and how to address contractor, elevator, and code compliance questions.
Which Building Office Handles Your Property?
Broward County’s Building Code Division regulates construction in the Broward Municipal Services District, which is unincorporated Broward County, and in cities that contract with the division. It also provides permitting, code compliance, and enforcement services for Fort Lauderdale-Hollywood International Airport. A property’s Broward County mailing address alone does not establish that the County Building Code Division handles its building permit. The municipality and the division’s service area determine where a permit inquiry belongs.
If the property is within a city, identify that city before preparing a County building permit submission. The division’s stated construction authority covers unincorporated areas and contract cities; the reference material does not identify every contract city. The Broward County Building Code Division page is the starting point for its current forms, service information, and contact options. For a question about which County agency provides a service, the County’s Agencies and Services directory also identifies the Building Code Division and its responsibilities.
The division’s work extends beyond individual permit applications. It addresses construction compliance with the Florida Building Code and applicable laws and County regulations, unsafe structures and minimum housing regulations, contractor licensing and enforcement, and elevator safety. Those responsibilities do not mean that every building-related request follows the same process. Identifying the property location and the specific type of request is the most useful first step.
Building Codes and Local Authority
The Florida Building Code supplies statewide construction requirements. The division applies construction rules within its jurisdiction and regulates trades and occupations connected with building construction and the installation, repair, alteration, design, or modification of electrical, plumbing, liquefied petroleum gas, and mechanical systems. Readers who need to examine the statewide code can consult Florida Building Code Online. Questions about how requirements apply to a particular County permit belong with the office handling that project.
The Broward County Board of Rules and Appeals has a different role: it writes, modifies, and interprets a uniform body of building codes applicable throughout the County. It also provides educational programs for certified inspectors, contractors, and design professionals. A request to submit a permit or obtain its status should go to the permitting office serving the property, rather than being treated as a code interpretation request to the board.
Building Permits and Application Packets
The Building Code Division directs people planning to build or remodel to its “Permitting” packet. The same packet is identified for requests involving a notice of commencement, a certificate of occupancy, or the extension or renewal of a building permit. It is available from the division’s page as a PDF that can be downloaded, opened, or printed. Review the packet for the forms that match the request before submitting paperwork.
Describe the work accurately when contacting the division. A new project, a remodeling project, an existing permit renewal, and a certificate of occupancy request are distinct matters even if they involve the same address. Having the property address, the type of work, and any existing permit information ready will help staff understand which matter you are asking about. For forms, submissions, and status updates, the division directs users to its office, phone line, or building email address.
Broward County states that its website is undergoing an upgrade and that ePermits may be unavailable. If an online function is not accessible, use the Building Code Division’s published contact options to ask how to submit a form or obtain a status update. An unavailable online screen should not be treated as evidence that a permit has been approved, denied, or closed.
Permits, Occupancy, and Renewals
A building permit application concerns proposed construction or alteration. A notice of commencement, certificate of occupancy, and permit extension or renewal concern different documents or stages of a project. The division groups information for these requests in its permitting materials, but users should identify the exact document or action they need. When asking about an existing project, refer to its permit information so the inquiry can be connected to the correct record.
Do not substitute a contractor licensing form or an elevator form for a building permit form simply because a contractor or elevator is involved in the project. The division maintains separate packets for permitting, contractors, and elevators. Selecting the packet that matches the requested action reduces confusion when discussing forms with staff.
Searching for an Existing Permit
The County’s permit search by address, folio number, or parcel ID offers three ways to locate permit records. The search page requires JavaScript and session cookies. If the page does not operate as expected, confirm that those browser features are enabled before assuming there is no record.
Address Search Fields
For an address search, the County instructs users to complete every address field: street number, street name, street type, and city. Do not enter unit or suite information. The street name and street type are separate fields, so copy the address into the form as requested instead of placing the entire address in one field. A search that leaves out the city or adds a unit number does not follow the instructions displayed on the County screen.
The same page also permits a search by folio number or parcel ID number. These are separate search methods with differently labeled fields. If you already have one of those identifiers, select its corresponding method and enter it in that field. Avoid moving a folio number into the parcel ID field, or treating a street address as an identifier. When a search does not find the record you expected, first check the selected method and the information entered.
A permit search can help locate an existing record, while an application or status inquiry may still require contact with the division. Keep the record information you find available when calling or writing about a specific permit. Also confirm that the County division serves the property before relying on a County search for a city-managed project.
Contractor Licensing and Complaints
The Building Code Division provides contractor licensing and enforcement services. Contractors seeking to apply for, renew, or obtain a Certificate of Competency are directed to the “Contractor” packet on the division’s page. That packet contains applications, the Examining Board calendar, descriptions of mandatory and voluntary certifications, and information on approved educational institutions for continuing education and testing centers.
A Certificate of Competency request is a contractor licensing matter, not a request for a building permit at a property. A contractor who also needs a project permit should identify both matters separately when contacting the division. The County schedules contract license seminars on the first Wednesday of each month at 9 a.m. in the third-floor Hearing Room at the division’s office. Contractors can use the licensing contact listed on the Building Code page for questions about the packet or seminars.
County and State Contractor Complaints
Residents seeking information about County-licensed contractors, unlicensed contractor activity, contractor complaints, or revoked and suspended contractors can contact the Building Code Division. Its contractor enforcement information covers concerns involving unlicensed activity, a breach of contract warranty, conversion of funds, and fraudulent, deceptive, or dishonest practices in Broward County. The division says complaints may be filed through the online complaint option on its page or sent to its contractor complaint email address.
The office that handles a complaint depends on the licensing issue. Broward County directs complaints about a Florida state-licensed contractor to the Florida Department of Business and Professional Regulation through the state complaint option identified on the division’s page. Before filing, identify the contractor and the concern as clearly as possible so you can select the County or state process described for that type of complaint. A contractor licensing inquiry, a complaint about work, and a permit status request should be described as separate requests even if they concern the same project.
Elevator Permits and Safety Records
Broward County’s Building Code Division has regional responsibilities for elevator permitting, enforcement, and compliance. For a new elevating device or an alteration to an existing one, a licensed contractor must submit a permit application. The division places the application in its “Elevator” packet, which can be downloaded and printed or requested by mail. Elevator work therefore has its own forms and contact channel rather than being handled solely through the general building permitting packet.
The elevator packet also contains forms and information for Records of Visit, renewals of Certificates of Operation, temporary variances, accident reports, and third-party Certified Elevator Inspectors. The division provides a designated email address for sending a Record of Visit and an elevator email address for guidance on other elevator matters. Identify which elevator document you need before contacting the office; a permit application and a Certificate of Operation renewal are different requests.
Annual Inspections and Accidents
According to the division, state law requires elevator owners to have annual inspections performed by a private third-party Certified Elevator Inspector or a Broward County Certified Elevator Inspector. An inspection and a permit for a new or altered device serve different purposes. Owners and property managers should use the elevator materials that match the inspection record or operating certificate matter at hand.
If an elevator has a problem or an accident, the division directs occupants to contact the building owner or property management company. The owner or the owner’s management company must file the accident report contained in the elevator packet within five days. For a problem believed to involve life safety, the division provides its general phone line and elevator email address. Describe the location, device, and concern clearly when reporting an issue so staff can identify what is involved.
Code Complaints in Unincorporated Areas
The Building Code Division accepts reports of code violations in the Broward Municipal Services District. The County identifies Boulevard Gardens, Broadview Park, Franklin Park, Hillsboro Pines, Hillsboro Ranches, Roosevelt Gardens, and Washington Park among the areas covered in its reporting instructions. Reports can be made by dialing 311, contacting the division by phone, emailing its code complaint address, or visiting its office.
Locate the property before sending a code complaint. A concern at an address within a city may involve a different local office than a concern in the Broward Municipal Services District. State the property location and the condition being reported when contacting the County. A code violation report is also distinct from a complaint about a contractor: the former concerns a property condition, while the latter concerns contractor conduct or licensing.
Zoning and Development Review Questions
Building code review is not the same as zoning or development review. Broward County’s Urban Planning Services page describes zoning services for the Broward Municipal Services District, along with development and environmental review, platting, and related planning functions. The County’s zoning program administers Chapter 39 of the County Code as it applies to the district.
If a proposed project raises a question about permitted land use, rezoning, a variance, or site plan review, identify that planning question separately from the building permit request. Urban Planning Services provides a zoning email contact for district zoning inquiries and a customer service line for development and environmental review forms and fees. Platting questions also have a planning contact. Giving each office the part of the project it handles helps avoid treating a building permit as an answer to a zoning question.
Preparing a Clear Office Inquiry
Before contacting the Building Code Division, match the request to one of its service areas. For a property project, identify the address and whether the question concerns a new permit, an existing permit, occupancy documentation, or a renewal. For a permit record search, have the complete address without a unit or suite entry, or the folio number or parcel ID if you plan to use one of those search methods. For a contractor matter, explain whether you are asking about licensing, a Certificate of Competency, or a complaint. For an elevator matter, identify whether the request concerns a permit, an inspection record, a certificate, or an accident report.
The division’s published office hours are Monday through Friday, 8 a.m. to 3:30 p.m., excluding County-observed holidays. Its page supplies the current permitting, contractor, and elevator packets and the email contacts for specialized requests. Review the relevant packet before submitting forms, particularly if an online permitting feature is unavailable during the County’s website upgrade.
Building Department and Related Offices
Broward County Building Code Division — 2307 West Broward Blvd., Suite 300, Fort Lauderdale, FL 33312. 954-765-4400.
Broward County Board of Rules and Appeals — 1 N. University Drive, Suite 3500B, Plantation, FL 33324. 954-765-4500.
Housing and Urban Planning Services — 1 North University Drive, Box 102, Plantation, FL 33324. 954-357-6634.
Building Department FAQs
How do I request an inspection for an existing permit?
Start with the permit number and check the County’s inspection request page. If the page redirects repeatedly or does not open, do not assume an inspection was scheduled. Broward County says ePermits may be unavailable during its website upgrade. Use the submission and status options on the Building Code Division page to confirm how to request the inspection and whether the request was received.
Why does the online permit system keep redirecting me?
A repeated redirect can prevent you from reaching a permit screen; it does not tell you anything about the permit’s status. The County’s permit search requires JavaScript and session cookies, so check that both are enabled in your browser. If the problem continues, consult the Building Code Division page for current service instructions. Keep the permit number handy so you can ask about the specific record.
Where can I find a form for a specific permit task?
The Building Code Division page lists an “Individual Permits and Forms” packet as well as its broader permitting packet. Check the individual forms when you know the particular task you need to complete, then read the form’s instructions before filling it out. If you are unsure which form applies, describe the proposed work and ask the division to identify the appropriate paperwork. A form’s presence on the website does not establish that it applies to every project.
What should I keep if I plan to appeal a hearing decision?
Broward County advises that an appeal of a decision made at a board, agency, or commission meeting or hearing requires a record of the proceedings. You may need to ensure that a verbatim record is made, including the testimony and evidence on which the appeal would be based. Raise the record question before or at the hearing; waiting until afterward may make it harder to establish what was presented.