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Building Division

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Contact Information

Sergio T. Ascunce
Building Official
400 S. Federal Highway
Hallandale Beach, FL 33009
(954) 457-1386
Fax (954) 457-1488

Hours of

7:30 am – 5:00 pm

Monday – Friday

Walk-Thru Permits
8:00 am - 9:00 am
Monday - Friday

Construction Document

7:30 am – 4:00 pm

Monday – Friday


8:00 am – 4:00 pm

Monday – Friday


Field Inspectors are Available by Phone

7:30 am – 8:00 am
Monday – Friday



The Building Division of Development Services implements the minimum requirements of the Florida Building Code (FBC) and Broward County Administrative Provisions currently in effect to safeguard the public health, safety, and general welfare.


Beach Club under Construction  





To assist our customers during the transition to the new permitting system we are temporarily taking inspections by phone as of Friday, October 16th 2015.  Please register as a user by accessing the new Citizen Access Portal at the link “Online Permit Information System” above as of Monday October 19,2015


            Listed below are links to some Forms on the Develpment Service Dept.
Document Center Site under Building Permit Application Forms.

Permit Application Form

Change of Plan Application
Zoning Review Application

Tree Permit Application


Building Official (954)-457-1386
Sergio T. Ascunce
Chief Structural Inspector (954)-457-3002
Raul H. Alvarez
Structural Plans Examiner (954)-457-3005
Ernesto Sedano
Chief Electrical Inspector (954) 457-1387
Chris Swain
Chief Mechanical Inspector (954) 457-1302
Gonzalo Corcuera
Chief Plumbing Inspector (954) 457-1388
Robert Stewart
Structural Inspector/Plan Examiner (954) 457-1389
Randy Stryker
Electrical Inspector/Plan Examiner (954) 457-1622
Angel Perez
Permit Coordinator (954) 457-1386
Edward Leonhardt
Head Permit Clerk (954) 457-1382
Lola Roberts
Permit Clerk (954) 457-1367
Glenis Cabarcas
Permit Clerk (954) 457-1383
Jamie Lehmann

Online Permitting Info

Click here to access the online permitting system

The City of Hallandale Beach's online permit information service allows you to check the status of your application, Schedule an inspection, and view plan review comments, anytime.


  1. You need an Internet e-mail to receive the registration log information (Please make sure your spam blocker or firewall allows email from
  2. Microsoft INTERNET EXPLORER capable of 128-bit encryption to ensure your security (version 6 or later).
  3. Enable TLS 1.0 (click on Tools -> Internet Options -> Advanced Tab, and scroll down  to the security section to the "Use TLS 1.0" checkbox. Click the checkbox to select it).  This turns on encryption to protect your Personal Credit Information (PCI).


You must register in order to schedule an inspection. Please make sure your contractor information is up to date at the City.

Registration Process:

  1. Start from the Development Services Department Online Portal and click register in the top right corner.
  2. Complete the registration form providing an email address. please note the password must be a minimum of 6 characters and using a combination of letter and numbers.
  3. the City staff will receive your request to register and will enable your login.
  4. You will receive an email once activated within 48 business hours  
  5. You can now schedule inspections and view all the applications/permits you have submitted to the City.

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Required Permits

Florida Building Code, Broward County Administrative Provisions – Current Edition
A permit is required to: "construct, enlarge, alter, repair, move, remove or demolish any building, structure or part thereof; or any equipment, device, or facility therein or thereon; or to change the Occupancy from one use group to another requiring greater strength, means of egress, fire and sanitary provisions; or to change to an unauthorized or prohibited use; or to install or alter any equipment for which provision is made, or the installation of which is regulated by the Code". Refer to the current edition of the Florida Building Code for all of the requirements regarding permitting and construction.

The following is a list of work that requires a permit. Please note this is a list of examples and is not meant to be an all inclusive list.

·         New buildings

·         Additions

·         Sheds

·         Carport enclosures

·         Garage conversions / doors

·         Doors frames or windows

·         Remodeling building interiors

·         Canopies/awnings

·         Hurricane shutters

·         Removal & trimming of trees

·         Roofs

·         Electric or water service lines

·         Security systems

·         Satellite dishes

·         Water heaters

·         Installation of electric devices and fixtures other than those connected via a wall plug

·         Porches

·         Patios

·         Screen rooms

·         Signs

·         Pools or spas

·         Fences

·         Driveways or sidewalks

·         Installation of siding or soffit/fascia

·         Air conditioning equipment

·         Back flow preventers for your water lines

·         Add plumbing fixtures

·         Change a sewer line

·         Generators

You do not need a permit for maintenance work or repairs performed by licensed contractors which does not change the Occupancy and the value does not exceed $1,500 as determined by the Building Official. However, it is recommended that you contact Building Department personnel and confirm that the work planned falls within the repairs category and does not require a permit.

Should you do any work without first getting a permit, a penalty of double the normal permitting fee plus a fine must be paid. To save time and money If you are unsure of whether or not a permit is required to perform specific work, the best advice is to call the Building Permit Clerk and discuss your plans with the City staff.

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General Guidelines for Permit Submittal 
To expedite your permit application, please make sure that you have all of the following applicable items in your package prior to submittal pursuant to the checklist provided. The list is not all inclusive and additional documents may be required. all forms can be found on our document center.

  • Permit and sub-permit application (covering the different trades) completely filled out, signed and notarized by the licensed Qualifier; and a zoning application with Certificate of Elevation/Survey signed and sealed by a licensed Surveyor.
  • Two (2) sets of plans drawn to scale (signed and sealed by the Designer when required by Code).
  • Notice of commencement(s) is/are required for projects exceeding $2,500.00 in construction value; or when separate Contractors working directly for the owner, not hired by the General Contractor, apply for a permit.
  • Provide structural calculations signed & sealed by the Designer of record when applicable; all new doors, windows and shutters require design wind pressure calculations.
  • Proof of approval by Department of Planning and Environmental Protection (DPEP),  conducts plat, development and environmental reviews, administers the County’s impact fee and concurrency programs, and collects information that is used to monitor the County’s growth, development and environmental quality. Contact them by phone at (954) 357-6666 for further assistance.
  • Proof of Licensure by Department of Business and Professional Regulation (DBPR), for cooking facilities at Division of Hotel and Restaurants, or by phone at (850) 487-1395 for both agencies.
  • Proof of approval by Army Corps of Engineers, South Florida Division (800) 291-9405 and EPD, Biological Resources Division (954) 519-1483 for dredge and fill activities or structures within jurisdictional waterways.
  • Proof of approval by South Florida Water Management District (SFWMD), (800) 686-8800, for all surface water, statutes and criteria management.
  • Three signed and sealed sets of energy calculations forms and heating/cooling load calculations.
  • Current Product Approvals/Shop Drawings (must submit all sheets) for roofs, utility sheds, windows, exterior doors, awnings, shutters, skylights, wall panels/cladding, etc. approved by the designer of record.
  • Proof of property ownership.
  • Copy of a signed contract between the Contractor and Owner as well as any Sub-Contractors showing all costs of construction this includes labor, material and any owner supplied items required to complete construction.
  • Permit fees are based on the total cost of the construction for the project. and a non-refundable plan review fee shall be paid at the time of submittal and will be credited towards the total cost of the permit

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Permit Timetable Guidelines
Plan review time depends on the completeness of the application and plans submitted. The review of minor projects (ex. fences, driveways, roofs, shutters, etc.) is usually ready in one (1) to five (5) days. Plan reviews of average complexity can be completed in five (5) to fifteen (15) days. Major projects require a minimum review time of fifteen (15) days and typically longer.

We have walk-through reviews for minor residential projects  Monday through Friday from 8:00-9:00 AM. Please click here for a list of permits that meet the criteria.

The application for a permit shall become null and void if additional information requested by the City is not provided within sixty (60) days after the date of such notification.

Once a permit is issued the permit holder will have one hundred and eight (180) days to commence work. A permit may be extended for a single period of one hundred and eighty days (180). 

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Contractor Licensing and Owner Builder Requirements 
The State of Florida requires all persons who want to be a "Contractor" to be licensed by the State. There is an exception to this requirement, called the "Owner-Builder." You do not need a license to get a permit to do work on the single family or duplex home that you own and in which you live. These dwelling are also referred to as "homestead" properties.

Owner-Builder’s Responsibilities
It does not allow for Owner-Builder improvement to an investment property, second home, or property being leased. Furthermore, Owner-Builder permits are not allowed for any type of work in condominiums including improvement to individually owned units. However, it is the Owner-Builder’s responsibility to employ and supervise the workers, and provide for F.I.C.A./withholding tax from their compensation. Everyone else must be licensed and insured to perform the work undertaken.

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Flood Elevation Information
The City provides base flood information, Flood Insurance Rate Map (FIRM) information and Special Flood Hazard Area (SFHA) information to residents, insurance agents, real estate agents, and the general public free of charge. Flood information is available at the City’s Building Department during regular business hours. Please call (954) 457-1383 for information.

Flood Map

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Inspections include but are not limited to the Mechanical, Electrical, Plumbing and Structural trades. Work in any part of any building or structure shall not be covered or concealed in any manor whatsoever without an approved inspection of the work. All permits require a final inspection for each trade when the work is completed. For example, you cannot request a slab inspection without first having gotten the plumbing in the ground approved. Likewise, after approval of the framing, drywall can be hung. However all the electrical, plumbing, and mechanical systems installed in the wall must be inspected and approved prior to requesting a framing inspection. The permit card is required to be posted where it can be seen. When the City Inspectors come out to inspect, the card and the approved plans shall to be available on demand for examination by the inspector. You must provide access to the work area. The Inspector will not enter the building if you are not there. If it is a roof inspection, you need to supply a ladder. The ladder must be safe and found in a satisfactory condition compliant with OSHA standards.

All inspections must be scheduled through the automated phone system or the through the online permit information system. Both systems can be used to; schedule inspections, cancel inspections, retrieve inspection results and check plan review status.

To access the automated phone system call 954-457-1312 you will need the permit number and the three digit inspection code which are listed on the back of the permit card or you can find a listing in our document center. The cutoff time for inspections is 4:00 PM for an inspection to be performed the next business day. You can call the morning of the inspection between 7:30-8:00  AM to speak with the Inspector in order to get a better "window" or time period of when they expect to arrive at the site.

To access the online system follow the link at the top of this page. Please note in order to schedule inspections online you must be a registered contractor with the City and have created a master account log in.

If an inspection fails you may have to pay a re-inspection fee. This is not a fine! Remember, your permit fee pays for us to visit and inspect, it allows for a limited number of inspections. If a re-inspection is required, the re-inspection fee covers the cost of this additional service. Inspections cannot be scheduled if there are any unpaid outstanding fees.

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Code Enforcement & Corrections
The Inspector will cite the code section pertaining to the deficiency on the correction notice. The violation must be corrected prior to the next inspection. Inspections cannot be scheduled if plan revisions are necessary. The revisions must be approved by the City and available on-site, prior to the next inspection. All revisions must be accompanied by an application, covering the changes to the Scope of Work and signed by the Contractor (Qualifier).

Red-Tag Order
A Red Tag Order (also known as a Stop-Work-Order) is issued when work on a project must be stopped. Stop-Work-Orders are issued, for example, when projects become unsafe during construction or for work started without permits.

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40 Year Building Safety Inspection Program
The 40 year and older Building Safety Inspection Program was created in 2005 and has become effective throughout Broward County in January 2006. Modeled after Miami-Dade County’s program, which was established in the mid 1970s, Broward’s program calls for structural and electrical safety inspections for buildings 40 years old or older and every ten years thereafter. One and two family dwellings, U.S Government, State of Florida buildings, schools under the jurisdiction of the B.C. School Board, and buildings built on Indian Reservations are exempt from this program. Miami-Dade County’s effort exempts other buildings under 2,000 square feet while the Broward program excludes all buildings under 3,500 square feet. Both Counties have had instances of structural building failures. By having such a program in effect we are minimalizing the possibilities of future building failure and will be better prepared for hurricane winds.

Broward County 40 Year Building Safety Inspection Program Policy

40 Year Building Safety Inspection Form