Broward County Permit Search and City-by-City Government Guide: Fort Lauderdale, Hollywood, Pompano Beach, Coral Springs, Davie, and Miramar Permit Resources

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Broward County's 31-plus incorporated municipalities each operate their own building department, their own permit portal, their own fee schedule, and their own local code amendments — plus Broward County itself runs services that apply countywide regardless of incorporated city jurisdiction. The result is a fragmented permitting landscape that frustrates property owners, business owners, contractors, and real estate investors who try to navigate it themselves. Endless Life Design exists so you don't have to. We are a licensed Florida general contractor and custom construction company that operates inside every Broward County government permit system every single day — filing through Fort Lauderdale's ProjectDox, Hollywood's online portal, Pompano Beach's portal, Coral Springs's permit system, the City of Miramar's portal, Davie's permit system, Pembroke Pines's portal, Plantation's, Sunrise's, Weston's, Tamarac's, Deerfield Beach's, Hallandale Beach's, Dania Beach's, and every other Broward jurisdiction's permit system. When you hire us, you stop trying to identify which city your property sits in, which department handles your specific question, and which portal you're supposed to use — we do all of it for you. Call (305) 680-3283 or visit our Government Permit Processing Service page to start.

Index

1. Broward County Government Services We Coordinate on Every Project

2. City of Fort Lauderdale — How We Navigate ProjectDox and Sustainable Development

3. City of Hollywood — How We Operate the Department of Development Services

4. City of Pompano Beach — How We File Through Development Services

5. City of Coral Springs — How We Manage Plan Review and Inspection

6. City of Miramar, Davie, and Pembroke Pines — Permit Workflows We Operate

7. Plantation, Sunrise, Weston, Tamarac, and Inland Broward — Where We File Daily

8. Deerfield Beach, Hallandale, Dania Beach, and Coastal Broward — Coastal Construction We Handle

9. Where to Start: Why Broward Property Owners Hire Endless Life Design — Plus Every Business Type We Serve

1. Broward County Government Services We Coordinate on Every Project

Broward County government services apply countywide regardless of which incorporated city a project sits within. We coordinate every applicable County layer on every project — the Broward County Permitting, Licensing and Consumer Protection Division (PLCPD) for specialty contractor licensing and consumer protection coordination, the Broward County Environmental Protection and Growth Management Department for wetlands, mangroves, tree preservation, and ecologically-sensitive area reviews, the Broward County Records, Taxes and Treasury Division for property records and Business Tax Receipt (BTR) coordination, and the High-Velocity Hurricane Zone (HVHZ) requirements that apply across all of Broward County — every exterior assembly must meet 175-mph design wind loads with Miami-Dade NOA-approved or equivalent products. We handle every County interaction so our clients never need to identify which County department applies to their specific project.

When clients ask us whether a Broward project will trigger County environmental review, county-level specialty contractor licensing, or BTR coordination, we already know the answer based on the project's location, scope, and proposed use. We file the County applications, secure the County approvals, and coordinate them with the city-level permits in a single integrated workflow — invisible to the client. The County portal becomes invisible to the client because we operate it. The County departments become invisible to the client because we coordinate them. Our daily presence inside Broward County government work means we know which specific County staff member to contact for each type of question, which routing the application takes through the County system, and which response timeline to expect — knowledge that compresses what could be 4-8 weeks of confused calls into 1-2 weeks of efficient processing.

2. City of Fort Lauderdale — How We Navigate ProjectDox and Sustainable Development

The City of Fort Lauderdale runs its permit operations through the Sustainable Development Department, with ProjectDox as the city's online portal for plan submission, plan review, and inspection coordination. Fort Lauderdale is one of South Florida's most actively-permitted cities — we operate ProjectDox continuously across active projects, which means we know the exact upload requirements, the file-naming conventions ProjectDox accepts, the metadata fields that prevent intake rejection, the plan-review queue patterns, and the specific reviewers who handle each discipline. We file Fort Lauderdale permits with first-submission accuracy that clients trying to navigate the city themselves rarely achieve.

Fort Lauderdale's permit review covers single-family residential renovation in established neighborhoods, high-rise commercial and multi-family development along the beach and downtown corridors, specialty marine construction along the city's extensive intracoastal frontage, and historic district review in Sailboat Bend, the Stranahan House area, and Las Olas Boulevard corridors. We know which projects trigger historic district review, which marine projects require Florida Department of Environmental Protection coordination on top of city permits, and which downtown projects face Downtown Development Authority review. When clients are considering Fort Lauderdale property — buying it, leasing it, building on it, renovating it — we run the permit-history search through ProjectDox, identify any open or unresolved issues, and provide a complete picture before the client commits.

3. City of Hollywood — How We Operate the Department of Development Services

The City of Hollywood — Broward County's second-largest city and the source of the highest-volume Broward city permit search term — operates through the Department of Development Services with its own online portal for permit application, search, inspection scheduling, and fee payment. We operate Hollywood's permit system continuously, which means we know the city's specific zoning compliance review pattern for new commercial businesses (Hollywood applies separate site-plan review for businesses occupying more than a prescribed square footage threshold), the Historic District overlay covering parts of downtown Hollywood and the Hollywood Beach Boardwalk area, the Federal Highway Corridor design overlay, the Hollywood/Pines Boulevard design review, and the city's tree-protection ordinance.

Beach-area projects in Hollywood add coastal construction control line review and sea-turtle-lighting compliance during nesting season. We coordinate the layers — securing Hollywood building department approvals, clearing Historic Preservation Board review where applicable, satisfying corridor design overlays, processing tree-protection assessments, and managing coastal-zone review — across a single integrated workflow that our clients never need to track. When the work moves to inspection, we schedule the city's inspections, prepare the site for each inspection, and handle any post-inspection corrective action without the client engaging the city directly. The result is that our Hollywood clients open their businesses on schedule without learning the Hollywood permit system themselves.

4. City of Pompano Beach — How We File Through Development Services

Pompano Beach's Development Services Department operates the city's permit functions through its online portal, with permit submission, search, inspection scheduling, and fee payment all online. Pompano Beach has experienced significant development activity in recent years — the U.S. 1 corridor, Atlantic Boulevard, the downtown redevelopment area, and the beachfront — generating substantial permit volume. We operate Pompano Beach's portal continuously, which means we know the city's specific review patterns for commercial corridor development, multi-family residential along U.S. 1, mixed-use along Atlantic Boulevard, and beachfront residential and hotel development that triggers coastal construction control line review. For pre-lease and pre-purchase due diligence, see our pre-lease property due diligence checklist.

We know which Pompano Beach projects trigger public-art review (the city applies public-art requirements for certain commercial development above prescribed thresholds), which trigger tree protection review, and which require coastal-zone coordination. We file every permit application with the city's specific submission requirements satisfied on first submission — including the city-specific add-ons not present in other Broward municipalities. When clients want to operate a business in Pompano Beach — restaurant, retail, medical, fitness, beauty, professional service, or any other commercial use — we secure both the building permit and the Business Tax Receipt through the city's coordinated workflow, delivering the property ready for opening day without the client having interacted with the city directly.

5. City of Coral Springs — How We Manage Plan Review and Inspection

Coral Springs operates its building department through the Development Services Department with an online permit portal handling applications, plan review status, inspection scheduling, and fee payment. We operate Coral Springs's permit system continuously, which means we know the city's specific review patterns for single-family residential remodels, additions, and pool installations (Coral Springs has an exceptionally high rate of swimming pool ownership for an inland Broward city), commercial tenant improvements along Sample Road and University Drive, master-planned community common-area work coordinated with the city's many HOAs, and educational facility construction for the city's several private schools and Broward County Public Schools facilities.

Coral Springs applies tree preservation requirements, sign code compliance, and standard HVHZ wind-load requirements for every exterior assembly. We coordinate the layers — the city's tree review, sign permits where applicable, HVHZ product verification, and the HOA approvals that frequently apply on top of city permits — so our Coral Springs clients receive a complete permit package without needing to track the parallel approvals. For master-planned community work, we have established relationships with several Coral Springs HOAs and management companies, which means HOA approval coordination runs in parallel with city permit processing rather than sequentially — saving 4-8 weeks of typical schedule slippage. Coral Springs projects we manage clear the city, the HOA, and applicable specialty review on schedule.

6. City of Miramar, Davie, and Pembroke Pines — Permit Workflows We Operate

Miramar — generating combined search volume across city of Miramar permit search and Miramar permit search totaling 2,000 monthly searches — operates through the Community and Economic Development Department. Miramar has experienced substantial growth as one of South Florida's fastest-growing inland cities, with master-planned community development, commercial corridor development, and industrial/distribution facility development near the Miramar Parkway corridor. We file through Miramar's portal continuously and know the city's specific patterns for new construction, tenant improvements, master-planned community work, and the industrial corridor development.

Davie operates as a unique Broward jurisdiction combining traditional suburban development with substantial equine zoning — the city is one of Florida's largest equestrian communities. We handle everything from standard residential and commercial projects to specialty equestrian construction (barns, stables, riding arenas, paddock fencing) and large-lot single-family residential. Pembroke Pines, one of Broward's largest cities by population, operates a comprehensive permit system covering extensive single-family residential and master-planned community development. We file through Pembroke Pines's portal continuously, with the relationships and process knowledge to clear the city's review patterns efficiently. Across all three cities, we operate the local permit systems so our clients don't need to.

7. Plantation, Sunrise, Weston, Tamarac, and Inland Broward — Where We File Daily

Plantation, Sunrise, Weston, Tamarac, Lauderhill, Coconut Creek, Margate, North Lauderdale, Oakland Park, and Cooper City each operate their own permit systems with similar core workflows but city-specific fees, review patterns, and amendments. We file in every inland Broward city continuously. Plantation hosts Broward's major regional shopping mall (Westfield Broward) and substantial commercial corridor development along University Drive and Sunrise Boulevard — we operate Plantation's permit system for commercial tenant improvements, new commercial construction, and the residential renovations that drive consistent permit volume in the city's established neighborhoods.

Sunrise hosts Sawgrass Mills and substantial commercial development — we file through the city's portal for commercial work along the Sawgrass corridor and residential work in the city's master-planned communities. Weston operates as one of Florida's most-developed master-planned communities with strict architectural review on top of standard building permits — we coordinate both layers for clients. Tamarac, Lauderhill, Coconut Creek, Margate, North Lauderdale, Oakland Park, and Cooper City each receive the same continuous attention. Our daily presence inside inland Broward cities means clients hire us once and benefit from the established relationships across every jurisdiction — they don't need to identify which city their project sits in, which portal applies, or which fees scale to their project value. We know.

8. Deerfield Beach, Hallandale, Dania Beach, and Coastal Broward — Coastal Construction We Handle

Coastal Broward cities — Deerfield Beach, Hallandale Beach, Dania Beach, and the beachfront portions of Hollywood, Fort Lauderdale, Pompano Beach, and Lauderdale-by-the-Sea — face additional permit complexity beyond inland Broward. Coastal construction control line (CCCL) review applies to beachfront properties. Sea-turtle-lighting compliance during nesting season (March 1 through October 31) applies to all coastal properties. FEMA flood elevation requirements apply more aggressively in coastal V-zones and A-zones. Beachfront condo and hotel construction faces the most demanding combination of HVHZ wind-load, FEMA flood elevation, CCCL coastal review, and local design review. We operate every layer simultaneously.

Deerfield Beach beachfront condo work, Hallandale Beach high-rise condo development along Three Islands Boulevard and Diplomat Parkway, Dania Beach's marine-industrial development around Port Everglades and the Dania Pointe mixed-use development, Lauderdale-by-the-Sea's small but high-permit-density beachfront residential — each receives our specialized coastal-construction attention. We secure CCCL approval through Florida Department of Environmental Protection, satisfy sea-turtle-lighting requirements through the city's coastal review, meet FEMA flood elevation standards through proper structural design and elevation certification, secure HVHZ product approvals for every exterior assembly, and coordinate the local design review where applicable. Clients hiring us for coastal Broward projects get every regulatory layer handled through a single point of accountability.

Why the Permit Process Earns Respect — One Planet, Interconnected Systems

Broward County's 31 incorporated cities each operate their own building departments, but no city is an island. Broward County connects them all through shared infrastructure — the County water and sewer system serving multiple cities, the County road network connecting properties across city boundaries, the County's regional drainage system handling stormwater across the entire county, the County's environmental responsibilities covering wetlands and coastal areas crossing city limits, the County's school system, parks system, transit system, and emergency services that serve residents regardless of which city they live in. Construction in Fort Lauderdale, Hollywood, Pompano Beach, Coral Springs, Davie, Plantation, or any other Broward city is coordinated through the city's permit framework, but the impacts of that construction flow into the County's interconnected infrastructure. The County coordinates the cross-jurisdictional impacts; the cities coordinate the local impacts. Property owners benefit from both layers because both layers protect the infrastructure their property depends on every day — the road that gets them home, the water that comes from the tap, the sewer that takes waste away, the stormwater system that keeps streets from flooding. Each construction permit is a contribution to the coordination that keeps all of this functioning.

The permit process is the coordination. Every project moves through engineer-to-engineer review — the engineering prepared by the property owner's licensed Florida engineers is reviewed by the host municipality's own licensed engineers, both operating under Florida Statutes Chapter 471 and identical professional standards. The plan review is not a bureaucratic obstacle; it is a credentialed peer verifying the design before construction begins. The inspections at each construction milestone are not nitpicking; they are the system verifying that the work matches the approved plans. The document stack — boundary survey, elevation certificate where applicable, structural and engineering calculations, affidavits, letters of intent, manufacturer product data, soil tests, environmental delineations — exists because each document protects a specific aspect of the project. The fees fund the engineers, inspectors, and administrative staff who actually do this work. The time it takes is the time those professionals need to do the work properly. Engineering calculations are not instant. Plan reviews are not instant. Changing one element changes everything it touches — which is why mid-project changes cascade through multiple disciplines and require re-engineering across affected drawings. Property owners who approach the process with respect for the engineering, the documents, the time, and the professionals on both sides of the permit counter receive efficient projects that complete on schedule. Property owners who treat the process as an obstacle bog down their own projects. For the complete philosophical and process explanation of why this matters, see our pillar guide on how the construction permit process actually works in South Florida.

9. Where to Start: Why Broward Property Owners Hire Endless Life Design — Plus Every Business Type We Serve

Broward property owners hire Endless Life Design when they realize that operating across the County's 31-plus municipalities is not a project to learn — it's a system to delegate. Each city publishes its permit information online for the public, but reading the public information and operating the system across multiple Broward jurisdictions simultaneously are entirely different skills. We operate every Broward city and the County daily. When you hire us, you stop interacting with the cities, you stop calling the County, you stop wondering which portal applies — we handle every interaction, deliver every approval, and produce a final Certificate of Occupancy and Business Tax Receipt ready for the next phase of life or business at your property. Call (305) 680-3283 to schedule a consultation. For broader South Florida coverage including Miami-Dade and Palm Beach details, see our companion Miami-Dade County construction permit portal and government services guide.

We provide end-to-end construction permit, government processing, sealed plan, and build-out service for every project type and business type across Broward County and the rest of South Florida: residential renovations, custom homes, additions, ADUs, kitchen and bathroom remodels, whole-home renovations, garage conversions, pool installations, hurricane impact window and door packages, medical and dental practices, dermatology and plastic surgery clinics, urgent care, veterinary hospitals, pharmacies, physical therapy and chiropractic offices, mental health practices, optometrists, restaurants, cafés, bakeries, juice bars, coffee shops, ice cream parlors, food halls, ghost kitchens, catering kitchens, breweries, hair salons, barbershops, nail salons, eyelash and waxing studios, day spas, tattoo studios, gyms, pilates studios, yoga studios, CrossFit boxes, boxing and MMA gyms, dance studios, personal training studios, retail boutiques, jewelry stores, furniture showrooms, electronics stores, bookstores, pet supply stores, sporting goods, bridal shops, art galleries, vape and smoke shops, law firms, accounting firms, insurance agencies, real estate offices, mortgage brokers, financial advisors, marketing agencies, architecture and engineering firms, photography studios, dry cleaners, laundromats, self-storage facilities, moving offices, print shops, sign shops, funeral homes, co-working spaces, hotels, boutique inns, resorts, event venues, banquet halls, wedding venues, movie theaters, arcades, bowling alleys, escape rooms, trampoline parks, indoor playgrounds, private K-12 schools, daycares, preschools, Montessori schools, tutoring centers, music and art schools, language schools, driving schools, trade schools, auto dealerships, repair shops, body shops, car washes, tire shops, marine dealers, RV dealers, warehouses, distribution centers, light manufacturing, workshops, office buildings, churches, synagogues, mosques, temples, community centers, non-profits, property management companies, residential developers, homebuilders, apartment complexes, condominium associations, and HOA-managed buildings. Visit endlesslifedesign.com, browse our Commercial Projects gallery, or call (305) 680-3283 today.