PERMIT GUIDE
Impact Window & Door Permit Guide for Broward County, Florida
Broward County shares Miami-Dade's High Velocity Hurricane Zone (HVHZ) designation, meaning all impact products must carry Miami-Dade NOA certification. However, most permitting in Broward happens at the city level — Fort Lauderdale, Hollywood, Pembroke Pines, and Coral Springs each run their own building departments. This guide explains how permits work across Broward County and its major cities.
Last updated: June 2026
Quick Facts — Broward County Permits
- Permit Office
- Broward County Building Code Services Division (unincorporated areas)
- Address
- 1 N University Dr, Plantation, FL 33324
- Phone
- (954) 765-4400
- Online Portal
- Broward Building Portal
- Typical Timeline
- 3–5 weeks
- Approximate Cost
- $125–$400
- HVHZ Status
- YES — High Velocity Hurricane Zone (Miami-Dade NOA required on all products)
Broward's HVHZ Requirements: The Same Standards as Miami-Dade
Broward County lies entirely within Florida's High Velocity Hurricane Zone (HVHZ), alongside Miami-Dade. This designation requires every impact window and door product installed in Broward to carry a Miami-Dade Notice of Acceptance (NOA) — the most stringent product approval standard in the United States, tested to withstand wind loads up to 200 mph. This applies to all residential and commercial projects throughout the county, without exception.
In terms of product standards, Broward is equivalent to Miami-Dade. The required tests — TAS 201 (missile impact), TAS 202 (uniform static load), and TAS 203 (cyclic pressure load) — are identical. There are no exceptions for coastal properties versus inland properties, or residential versus commercial projects.
Where Broward differs from Miami-Dade is in the permitting process: approval timelines are slightly faster due to volume efficiencies, and most permits are processed at the city level rather than the county level. However, the product requirements are identical across both counties.
City vs. County Permitting in Broward: A Key Distinction
The most important distinction homeowners need to understand about Broward permitting is that the vast majority of residential properties are located within incorporated cities — not in the unincorporated county area. This means your permit will not be processed by the Broward County Building Code Services Division, but rather by your specific city's building department.
The following Broward cities operate their own independent building departments with separate portals, fee schedules, and review staff: Fort Lauderdale, Hollywood, Pembroke Pines, Coral Springs, Miramar, Pompano Beach, Sunrise, Weston, Plantation, Davie, Deerfield Beach, Hallandale Beach, Lauderhill, and Margate. The Broward County Building Code Services Division issues permits only for properties in the unincorporated county area.
While each city has its own process, product requirements are uniform across all of Broward: Miami-Dade NOA is mandatory in every municipality. What varies between cities are the application portals, fee schedules, processing times, and any additional requirements such as HOA approvals or coastal zone reviews.
How the Permit Process Works
Most Broward municipalities offer online application submission through their respective building portals. The licensed contractor prepares the full documentation package — including the application, site plan, window/door schedule, design pressure calculations, and Miami-Dade NOAs for each product — and submits it electronically.
After submission, the building department assigns a plan reviewer who verifies that the proposed products have valid NOAs covering the specific installation conditions — maximum dimensions, design pressure ratings, and installation substrate. If there are discrepancies, the reviewer issues correction requests that must be resolved before the permit is approved.
Once the permit is approved, installation can begin. Upon completion of the work, a final inspection with the municipality is scheduled to close out the permit and verify that the installation conforms to the approved documents.
Timeline: How Long Does It Take?
Residential impact window and door permits in Broward County typically take 3 to 5 weeks from submission to approval. This is slightly faster than Miami-Dade's 4-to-6-week average, partly due to volume efficiencies and several Broward municipalities having modernized their online review systems.
Timelines vary by city. Pembroke Pines and Coral Springs are known for relatively efficient processing for standard residential projects. Weston can be slower due to additional HOA approval requirements. Fort Lauderdale may have variable timelines depending on the district and property type. Coastal cities like Hollywood and Pompano Beach may have additional review layers for properties in the coastal building zone.
Incomplete documentation at submission is the most common cause of avoidable delays. Working with a contractor experienced in each Broward municipality's specific requirements can significantly reduce the risk of correction requests.
Required Documents
The following is the typical set of documents required for an impact window and door project in Broward County. Specific requirements may vary by municipality, but this set covers the HVHZ standards applicable throughout the zone.
- 1Completed permit application
- 2Site plan showing window and door locations
- 3Current Miami-Dade NOA for each product to be installed
- 4Window/door schedule with dimensions and design pressure ratings
- 5Design pressure calculations for HVHZ load conditions
- 6Contractor license documentation (FL CGC1537704)
- 7Notice of Commencement if project value exceeds $2,500
- 8HOA approval (if applicable)
Permit Costs
Residential impact window and door permits in Broward County typically range from $125 to $400, depending on the project scope and the specific municipality. Some cities charge per opening while others use a flat fee based on total contract value.
Factors affecting cost include the number of openings, contract value, municipal technology surcharges, and plan review fees. Your licensed contractor can provide an accurate permit fee estimate once the project scope and applicable municipality are defined.
HOA & Special Requirements in Broward
Several Broward cities have particularly high concentrations of active HOA communities. Weston, Coral Springs, and Plantation are known for their numerous gated and planned communities with detailed design restrictions. In these cities, HOA approval is typically a prerequisite before permit submission, and the HOA process can add 2 to 3 additional weeks.
The correct sequence for HOA properties is: first prepare full project documentation (product specifications, frame colors, glass type, exterior installation details) and submit to the HOA for review. Once the HOA approval letter is received, it is included in the permit application package. Never reverse this order — submitting for a permit without HOA approval can delay the process or require correction of completed work.
Condominiums in Broward — particularly in coastal areas of Hollywood, Fort Lauderdale, and Pompano Beach — may have additional board approval processes, which sometimes run in parallel with the permitting process. A contractor with experience in Broward communities can help you plan and manage both processes efficiently.
Inspections
Once installation is complete, a final inspection by the applicable municipality is required to close out the permit. The inspector will verify that windows and doors are installed per the approved permit documents, that the Miami-Dade NOAs cover the specific installation conditions, and that fastening methods are compliant.
After a passed inspection, you may obtain a wind mitigation certificate documenting your property's wind protection. This certificate can be submitted to your homeowners insurance carrier to request hurricane coverage discounts. Since Broward is in the HVHZ, available discounts can be substantial. Check with your insurance carrier for specific credits available.
City-Specific Considerations
Fort Lauderdale
Fort Lauderdale has additional considerations for properties in the beach district east of A1A, where coastal construction zone restrictions apply to exterior openings. Properties in the historic Las Olas corridor and downtown historic neighborhoods may be subject to additional historic preservation review. Fort Lauderdale's building department handles a high project volume and operates primarily online through its CSS portal.
Weston
Weston is a planned city with an exceptionally high concentration of gated communities with active HOAs. HOA pre-approval before permit submission is virtually universal in Weston, and this process typically takes 2 to 3 weeks before you can submit your permit application. Plan your project timeline with this additional lead time in mind. HOA aesthetic restrictions in Weston may include specific requirements regarding frame finish, glass type, and exterior appearance.
Pembroke Pines
Pembroke Pines is one of Broward's largest cities and generally offers faster processing for standard residential projects, thanks to its well-staffed building department. While many Pembroke Pines communities have HOAs, the HOA approval processes tend to be less complex than in Weston or Coral Springs. The city's online portal is generally efficient for application submission and tracking.
Pompano Beach
Pompano Beach properties located east of Federal Highway are subject to coastal construction zone restrictions that may add additional review requirements for exterior openings. Direct oceanfront properties on Pompano Beach may require additional corrosion-resistance considerations for hardware. For properties west of Federal Highway, Pompano Beach generally follows the standard Broward HVHZ permitting process.
Coral Springs
Coral Springs is known as a planned community with high aesthetic maintenance standards. Street-facing windows may be subject to aesthetic review by the HOA or municipality, with emphasis on the exterior appearance harmonizing with the neighborhood style. While not as restrictive as Weston in terms of HOA processes, Coral Springs takes community visual consistency seriously.
Hollywood
Hollywood beach properties — particularly east of A1A and along the Hollywood Beach Boardwalk — are subject to Florida's coastal construction zone requirements, which may add additional considerations for exterior openings and material selection. Coastal condominiums in Hollywood may have board approval processes that run in parallel with the permitting process. For non-coastal properties in Hollywood, the permitting process is generally standard.
Why Work With a Licensed Contractor in Broward County
All impact window and door permits in Broward must be submitted by a properly licensed contractor. Powerful Impact Solutions holds Florida Certified General Contractor license FL CGC1537704, valid statewide — including every municipality in Broward County, from Fort Lauderdale to Weston, Hollywood, Coral Springs, and all cities and unincorporated areas in between.
Our experience working across Broward's different cities means we know the application portals, fee schedules, and specific requirements for each municipality. We can select products with the correct Miami-Dade NOAs for your specific installation, prepare the complete permit package documentation, manage HOA approvals where needed, and coordinate all required inspections for permit closeout.
We manage the full process from initial project evaluation through permit closeout, so you do not have to navigate each Broward city's requirements on your own. Our goal is first-time approval with no unnecessary correction requests or avoidable delays.
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Let Powerful Impact Handle Your Broward County Permit
Powerful Impact Solutions works with homeowners throughout Broward County — including Fort Lauderdale, Hollywood, Pembroke Pines, Coral Springs, Weston, Pompano Beach, Miramar, Plantation, and Sunrise. We are a licensed contractor (FL CGC1537704) with experience in the unique requirements of each Broward municipality.