The jurisdiction question, answered once
Broward County’s Building Code Division holds 22 Inter-Local Service Agreements to provide building code services to municipalities across the county. The list includes Coconut Creek, Cooper City, Coral Springs, Dania Beach, Deerfield Beach, Hallandale Beach, Lauderdale Lakes, Lighthouse Point, Margate, Miramar, North Lauderdale, Oakland Park, Parkland, Pembroke Park, Plantation, Southwest Ranches, Sunrise, Tamarac and West Park, along with the Broward County School Board, Fort Lauderdale-Hollywood International Airport and the Broward Municipal Services District.
Read that list carefully. Pembroke Park is on it — a different, much smaller town. Miramar is on it, and Miramar borders Pembroke Pines to the south. Pembroke Pines is not on it.
The City operates its own Building Department at 601 City Center Way, (954) 435-6502, permit email Pinespermits@cgasolutions.com, enforcing Florida Statutes, the Florida Building Code, Broward County ordinances and City of Pembroke Pines ordinances. Broward County’s own zoning provisions apply only to the Broward Municipal Services District and the unincorporated areas — if your property is inside a municipality, you deal with that municipality.
What every opening has to meet
The code edition in force is the Florida Building Code, 8th Edition (2023), effective December 31, 2023. Under it, the High-Velocity Hurricane Zone consists of Miami-Dade and Broward Counties and no others, and within Broward it applies countywide — there is no distance-from-the-coast carve-out of the kind that governs wind-borne debris regions in the rest of the state.
Inside the zone, every exterior opening must be protected against wind-borne debris, by shutters or by impact-resistant windows. Glazing within the lowest 30 feet of exterior building walls must resist large missile impact; small missile applies only above 30 feet. On a one- or two-story house that band covers the entire building, so a whole-house replacement is a whole-house large-missile job.
Where large-missile rated windows go in, impact shutters are not additionally required. You are replacing a system, not adding one to another.
Full-frame replacement and what is behind the stucco
The most consequential unknown on a whole-house job is the condition of the existing bucks and the substrate around each opening. Approval documents describe how a product is to be anchored — substrate, anchor type, spacing, edge distance — and those conditions have to be met in the wall you actually have, not the wall on a drawing.
That is why a competent bid plans for full-frame replacement and looks at the openings before quoting rather than after. Under § 553.842, F.S., statewide approval precludes further local testing only so long as the product is used consistent with the conditions of its approval, and the same statute permits a building official to deny a local application shown to be inconsistent with them — appealable under § 553.77, F.S. An approved window anchored into unsuitable substrate is not an approved installation.
Contract, notice of commencement, inspection
A whole-house replacement is comfortably over the statutory threshold. Under § 713.135, F.S., the issuing authority must require the applicant to file a copy of the notice of commencement before the first inspection where the direct contract exceeds $5,000. Before issuing the permit, the authority must also give the applicant printed warnings, distribute a summary of the construction lien law, and furnish two or more copies of a notice of commencement form.
One clarification that saves arguments: the same statute contains a carve-out for direct contracts to repair or replace an existing heating or air-conditioning system under $15,000. That is HVAC. It has nothing to do with windows, and no equivalent threshold exists for glazing work.
This site does not publish an inspection sequence or a plan review duration for Pembroke Pines. Neither is confirmed in a City primary document, and the contractor blogs that state one are repeating each other. Get the current requirements from your installer at the time they file, sourced from the City rather than from memory.
How the job runs
An on-site measure of every opening comes first, with sizes, configurations and the design pressure requirement recorded per opening. Then the product selection, matched line by line against approval documentation for those exact sizes and configurations. Then the permit application to the City Building Department with that documentation attached. Then installation once the permit is issued, then inspection. That is the sequence to hold a bidder to, and a bidder who compresses it is compressing the part that protects you.
You should end the job holding the approval reference for every product installed. That is what makes a future insurance inspection, a resale disclosure, or a warranty conversation straightforward instead of archaeological.