How to get ADU Permit in Pembroke Pines
Insights
November 30, 2025
minute read
Key Takeaways
Pembroke Pines enacted ADU regulations in June 2024 through Ordinance No. 2022, permitting ADUs in residential zoning districts
ADU size requirements range from 300 to 1,000 square feet, with height limits of 24 feet and mandatory architectural compatibility with the primary dwelling
Total permit costs for a typical ADU range from $7,868 to $13,508, based on a 3.71% fee on construction cost plus engineering and review fees
Complete permit timeline spans 6-12 weeks from application through approval, with construction timelines of 4-6 months for traditional builds versus approximately one week for Mesocore's modular ADU installation
Properties with septic systems are prohibited from building ADUs, and all applications must be submitted through the Development Hub online portal—email submissions are no longer accepted
Mesocore's factory-installed MEP systems and Intertek certification streamline the permitting process by eliminating rough-in inspections in some jurisdictions
Pembroke Pines joined Broward County's expanding ADU market in 2024, offering homeowners new opportunities for rental income, multigenerational living, and addressing Florida's affordable housing shortage. For property owners navigating these new regulations, Mesocore's modular ADU provides a streamlined alternative to traditional construction, with factory-installed utilities, hurricane-resistant construction, and integrated solar systems that simplify the permitting process while reducing construction timelines from months to days.
Understanding Pembroke Pines ADU Requirements and Zoning
Pembroke Pines regulates ADUs under ADU code sections 155.620-155.621, enacted through Ordinance No. 2022 on June 18, 2024. These regulations establish clear size, design, and location standards that all ADU applications must meet.
Size and Dimensional Requirements
Minimum Size: 300 square feet
Maximum Size: 1,000 square feet
Height Limit: Primary building height or 24 feet maximum (whichever is less)
Lot Coverage: Cannot exceed floor area of primary dwelling
Design Standards for Architectural Compatibility
All ADUs must match the primary home's exterior characteristics to maintain neighborhood cohesion:
Matching exterior finishes and materials
Compatible roof pitch and style
Coordinated paint scheme and color palette
Architectural integration of converted garage doors (if applicable)
Required Components and Features
Every ADU must include:
Complete kitchen facilities
Full bathroom with plumbing fixtures
Living and bedroom quarters
Separate entrance (side or rear yard access only)
Paved walkway minimum 2 feet wide connecting to parking
Parking Requirements
Additional parking space required beyond primary dwelling requirements
Parking surface must be concrete, pavers, or asphalt
Must be located entirely on property within driveway area
Prohibited ADU Types
Pembroke Pines explicitly prohibits the following:
Mobile homes
Recreational vehicles
Similar vehicle-based structures
Properties served by septic systems (must have municipal sewer connection)
The ADU ordinance permits construction in residential zoning districts citywide, making Pembroke Pines more accessible than neighboring jurisdictions with geographic restrictions. However, HOA restrictions may still apply and should be verified before beginning the permit process.
Navigating the Pembroke Pines Building Department
The Building Department serves as the primary permitting authority for ADU construction, coordinating plan reviews, inspections, and code compliance verification throughout the permit process.
Building Department Contact Information
Address: City Center Way, 2nd Floor, 601 City Center Way, Pembroke Pines, FL 33025
Phone: (954) 435-6502
Fax: (954) 435-6749
Hours: Monday - Thursday, 7:30 AM - 5:00 PM (Closed Fridays)
Services Provided
The Building Department handles all aspects of ADU permitting:
Permit applications and processing
Plan review for all construction trades
Building code compliance verification
Inspection scheduling and coordination
Contractor registration verification
Certificate of Occupancy issuance
Development Hub Online Portal
As of April 25, 2022, Pembroke Pines no email submissions for permit applications. All applications must be submitted through the Development Hub, the city's EnerGov-based online permitting system.
Development Hub Access
Platform: Tyler EnerGov Development Hub
URL: https://pembrokepinesfl-energovweb.tylerhost.net/apps/selfservice#/home
Support Phone: (954) 435-6502
Support Email: pinespermits@cgasolutions.com
Availability: 24/7 online access
Planning & Economic Development Department
For zoning verification and pre-application meetings:
Address: 3rd Floor location, 601 City Center Way, Pembroke Pines, FL 33025
Main Phone: (954) 392-2100
Zoning Phone: (954) 392-2110
Hours: Monday - Thursday, 7:30 AM - 5:00 PM (Closed Fridays)
Permit Search and Tracking
The Development Hub allows applicants to:
Track permit status in real-time
Upload required documentation
Receive review comments electronically
Pay fees online
Download approved permits and plans
Understanding these office contacts and systems is essential for efficient permit processing. Similar processes apply to Broward County ADUs, though specific requirements vary by municipality.
The ADU Permit Application Process in Pembroke Pines
The ADU permitting process in Pembroke Pines follows a structured seven-step sequence, with specific documentation and review requirements at each stage.
Step 1: Pre-Application Meeting (Recommended)
While not mandatory, scheduling a pre-application meeting accelerates the permitting process and identifies potential issues before formal submission.
Contact Information:
Department: Planning & Economic Development
Location: 601 City Center Way, 3rd Floor
Phone: (954) 392-2100 or (954) 392-2110
Schedule: Call in advance; walk-ins not recommended
Pre-Application Discussion Topics:
ADU proposal dimensions and location
Zoning compliance verification
Setback requirements for your specific lot
HOA restrictions (if applicable)
Architectural compatibility requirements
The city requires pre-applications before Development Review Committee (DRC) submittal, making this step essential for complex projects.
Step 2: Property Verification and Document Preparation
Before submitting applications, verify your property meets all eligibility requirements and prepare comprehensive documentation.
Property Eligibility Checklist:
✓ Lot meets minimum zoning district requirements
✓ Property connected to municipal sewer (no septic systems)
✓ No existing ADU on the lot (limited to one per property)
✓ Principal dwelling constructed or construction commenced
✓ HOA approval obtained (if HOA exists)
Required Documentation:
A. Site Plan (sealed by Florida-licensed professional):
Property boundaries with dimensions
Existing structures and locations
Proposed ADU location with setback measurements
Utility connection points
Existing and proposed parking spaces
Drainage and grading plan
B. Architectural Plans (batched by trade):
All plans must be uploaded as separate PDFs by trade discipline:
Structural drawings (all sheets in ONE PDF)
Electrical plans (separate PDF)
Mechanical/HVAC plans (separate PDF)
Plumbing plans (separate PDF)
Building elevations showing architectural compatibility
Floor plans with room dimensions
C. Engineering Documents:
Structural calculations (sealed by Florida-licensed engineer)
Elevation certificate (if property in flood zone)
Foundation design specifications
D. Supporting Documents:
HOA approval letter (if applicable)
General contractor license information
General liability insurance certificate
Workers' compensation insurance documentation
Notarized permit application
Step 3: Online Permit Submission via Development Hub
All permit applications must be submitted through the Development Hub portal, with strict formatting requirements for document uploads.
Critical Submission Requirements:
All documents must be typed or neatly printed
Plans uploaded in BATCHES by trade (all structural sheets in one file, all mechanical in another, etc.)
Incomplete applications will NOT be processed
Applications must be notarized
Payment required before processing begins
Payment Methods:
Checks or money orders ONLY (no cash accepted)
Made payable to "City of Pembroke Pines"
Step 4: Plan Review and Approval
Plan review involves multiple city departments and typically requires engineering permit timeline of 2 weeks and 15 working days for building permits.
Review Agencies:
Planning & Zoning
Building Department
Landscape Department
Fire Prevention Bureau
Engineering Division
Environmental Services
Utility companies (Florida Power & Light, drainage districts)
Compliance Review Areas:
Florida Building Code, 8th Edition (2023)
Zoning conformance (Sections 155.620-155.621)
Setback and height requirements
Architectural compatibility standards
Parking adequacy
Drainage compliance
Fire safety standards
If revisions are needed, applicants receive notifications through the Development Hub portal and must submit corrections online for additional review cycles.
Step 5: Pay Permit Fees
Pembroke Pines calculates permit fees based on construction cost, with building permit rate of 3.71% of project value (minimum $100).
Fee Structure for Typical ADU Projects:
Base Building Permit: 3.71% of construction cost (minimum $100)
Engineering Plan Review: $2,054.32 (lump sum)
Paving & Drainage Review: $1,027.16 (if applicable)
Water & Sewer Review: $1,027.16 (if applicable)
Residential Permit Review: $26.50
State Surcharges: Minimum $4.00
Example: $150,000 ADU Project
Base Permit: $5,565 (3.71% of $150,000)
Engineering Review: $2,054.32
Paving & Drainage: $1,027.16
Residential Review: $26.50
State Surcharges: ~$20
Estimated Total: $8,693
Projects constructed without permits face double fees as penalty for unpermitted work.
Step 6: Permit Issuance and Construction
Once all fees are paid and plan reviews complete, the permit is issued digitally through the Development Hub.
Construction Requirements:
Permit card and approved plans must be on-site during ALL inspections
Display permit card where inspectors can access it
Construction must follow approved plans exactly
Noise ordinance restricts construction hours: no work between 6:00 PM - 7:30 AM
Permit Validity:
Expires if no approved inspection within 180 days of issuance
Expires if no inspection within 90 days after initial approval
If expired more than 6 months, NEW application required
Step 7: Inspections and Certificate of Occupancy
Schedule inspections by calling (954) 435-6502 or through the Development Hub portal.
Required Inspection Stages:
Foundation/Footing (before concrete pour)
Framing/Rough-In (structural, electrical, plumbing, mechanical)
Insulation (before drywall)
Final Building (all work complete)
Final Electrical
Final Mechanical
Final Plumbing
Landscape Final
Re-Inspection Fees:
$100 re-inspection fee for incomplete or improper work
Must be paid before Certificate of Occupancy issuance
Certificate of Occupancy:
Issued after all final inspections pass, the CO confirms compliance with all codes and approved plans. The ADU cannot be legally occupied or rented until the Certificate of Occupancy is issued.
For homeowners in adjacent jurisdictions, similar procedures apply for Palm Beach ADUs and Miami ADU permits.
Benefits of Mesocore Model E ADUs for Pembroke Pines Homeowners
Pembroke Pines homeowners gain substantial financial and practical benefits from ADU construction, particularly when choosing modular solutions designed for Florida's climate and regulations.
Rental Income Generation
ADUs in South Florida markets generate average monthly rents of $2,200. For a Model E ADU with a base price starting at $129,000, this translates to:
Annual rental income: $26,400
Annual ROI: 20.4% (before expenses)
Payback period: 4.9 years
After accounting for typical 4% annual maintenance costs, net annual income reaches approximately $25,344, delivering an 18.4% annual return on investment with a 5.4-year payback period.
Multigenerational Living Solutions
Florida's growing population includes increasing numbers of multigenerational households seeking independent living spaces for elderly parents or adult children. ADUs provide:
Privacy and independence for family members
Proximity for caregiving and support
Separate entrances and utilities
Full kitchen and bathroom facilities
Property Value Enhancement
ADUs typically increase property values by 20-30%, while adding functional square footage and rental income potential that attracts buyers seeking investment properties or flexible living arrangements.
Factory-Built Advantages
Model E ADU delivers unique benefits for Pembroke Pines applications:
410 square feet of living space (within Pembroke Pines' 300-1,000 sq ft range)
1 bedroom, 1 bathroom configuration
10-day on-site installation versus 4-6 months for traditional construction
Factory-installed MEP systems with Intertek certification
Pre-tested plumbing and electrical reducing on-site inspection requirements
The modular design ships as a 20-foot container, expanding on-site to 18'2" × 22'6", making it ideal for typical Pembroke Pines residential lots.
Mesocore's Sustainable and Hurricane-Resistant ADU Features
Pembroke Pines sits in Broward County's hurricane-prone coastal region, making storm-resistant construction essential. Mesocore's ADU solution addresses both sustainability goals and Florida's demanding structural requirements.
Hurricane Engineering Specifications
Every Mesocore ADU is engineered to withstand 180 mph rating, exceeding Pembroke Pines' requirements and meeting High Velocity Hurricane Zone (HVHZ) standards for Miami-Dade and Broward counties.
Structural Components:
Robotically welded structural steel core
Impact-rated windows and doors
Engineered connections and anchoring systems
TPO roofing with enhanced attachment
These features qualify homeowners for insurance premium discounts of 20-55% on wind coverage, providing ongoing cost savings beyond the initial construction investment.
Integrated Solar and Energy Systems
Standard equipment on every Mesocore Model E includes:
6kW solar panel array with 14 PV panels
Dual 10kWh lithium-ion batteries (20kWh total storage)
1,700-gallon rainwater collection system
Energy-efficient appliances throughout
Annual Utility Savings:
The integrated solar system generates annual utility savings of $1,500-$1,820, offsetting financing costs and potentially achieving positive cash flow from month one when utility savings exceed any increase in financing payments.
Off-Grid Capability:
In some jurisdictions, including nearby Palm Beach County, Mesocore ADUs have been approved to operate completely off-grid—independent from the primary house with no utility hookup or separate meter required. This configuration eliminates connection fees, meter costs, and ongoing utility expenses while maintaining full functionality through solar, battery storage, and rainwater systems.
Energy Efficiency Features:
R15 walls / R24 roof / R20 floor insulation
Ductless Amana R-32 Package Terminal AC/heat pump
Whole-house air circulation with HEPA filtration
Energy Star appliances
LED lighting throughout
Environmental Benefits
Mesocore's sustainable construction approach reduces carbon footprint through:
Factory-controlled construction minimizing material waste
Integrated renewable energy systems
Water conservation through rainwater harvesting
Energy-efficient building envelope and HVAC systems
For homeowners interested in sustainable housing solutions, Mesocore's approach aligns with eco-friendly building trends in Florida's residential construction market.
Financial Incentives and Financing for Pembroke Pines ADUs
Multiple federal, state, and local incentives reduce the effective cost of ADU construction, particularly when incorporating solar and sustainable features.
Federal Tax Incentives
30% solar tax credit through 2032 (Form 5695)
Applies to integrated solar panels and battery storage systems
Available for both new construction and retrofits
For a Mesocore Model E with integrated solar valued at $15,000-$20,000, this translates to $4,500-$6,000 in federal tax credits.
Florida State Tax Benefits
0% sales tax on solar equipment
Property tax exemption for renewable energy installations
Solar panels and batteries don't increase property's taxable value
Local Property Tax Incentives
Florida's "Granny Flat" program provides property tax reductions up to 20% of assessed value when a senior relative (62+) occupies the ADU.
Insurance Premium Discounts
Hurricane mitigation features on Mesocore ADUs qualify for insurance premium discounts of 20-55%, with impact windows alone providing approximately 30% discount on wind portions of homeowners insurance.
Financing Through Ocean Capital Lending
Ocean Capital Lending provides additional financing options covering:
Land acquisition costs
Construction expenses
Conversion to traditional mortgage upon completion
Contact Mesocore for detailed financing guidance and county-specific incentive calculations.
Site Preparation and Installation for Mesocore ADUs in Pembroke Pines
Mesocore's modular construction approach simplifies site preparation compared to traditional ADU construction, but several foundational steps remain essential.
Site Assessment Requirements
Before ADU delivery, properties must be evaluated for:
Soil conditions and bearing capacity
Drainage patterns and grading
Utility access points (water, sewer, electrical)
Clearance for crane placement and container delivery
Setback compliance verification
Foundation Requirements
The Model E ADU requires only eight concrete piers for its foundation, included in the base design. This simplified foundation system:
Reduces excavation and concrete costs
Minimizes site disturbance
Accelerates foundation completion (typically 3-5 days)
Provides adequate support for the steel-framed structure
Traditional site-built ADUs typically require full slab foundations or extensive pier-and-beam systems, adding 2-4 weeks and $8,000-$15,000 to project costs.
Utility Connection Preparation
Pre-delivery site work includes:
Water service line extension to ADU location
Sewer lateral connection point
Electrical service routing
Coordination with utility companies for inspections
Because factory-installed utilities arrive predetermined and clearly marked, the connection points simplify the hookup process compared to site-built construction where utility locations may shift during construction.
Delivery and Placement
The Model E arrives as a standard 20-foot shipping container via flatbed truck:
Crane placement on foundation piers
Unit expansion to full 410 square feet
Utility connections and weatherproofing
System activation and testing
10-Day Installation Timeline
Mesocore's streamlined process completes on-site installation in approximately 10 days:
Days 1-2: Foundation preparation and pier installation
Day 3: Container delivery and crane placement
Days 4-5: Unit expansion and weatherproofing
Days 6-8: Utility connections and system integration
Days 9-10: Final testing, inspections, and commissioning
This compressed timeline contrasts dramatically with traditional ADU construction requiring 4-6 months of on-site work.
Factory-Tested Systems Advantage
All MEP (Mechanical, Electrical, Plumbing) systems are factory-installed and Intertek-certified before delivery. This third-party certification:
Eliminates rough-in inspections for plumbing, mechanical, and electrical systems in some jurisdictions
Reduces total inspection requirements
Accelerates construction timelines
Provides quality assurance through controlled factory environment
The factory testing addresses a common pain point in traditional construction where rough-in inspections frequently identify issues requiring correction and re-inspection, adding weeks to project timelines.
For homeowners in neighboring areas, similar site preparation processes apply for Broward County construction and throughout South Florida.
Comparing Mesocore Modular ADUs to Traditional Pembroke Pines Construction
Understanding the distinctions between modular and site-built ADU construction helps homeowners make informed decisions about their project approach.
Construction Speed Comparison
Traditional Build:
Design & Permitting: 6-12 weeks
Foundation Work: 3-4 weeks
Structural Construction: 8-12 weeks
MEP Installation: 6-8 weeks
Finish Work: 6-8 weeks
On-Site Installation: N/A
Inspections: 12-15 inspections
Total Timeline: 7-8 months
Mesocore Modular:
Design & Permitting: 6-12 weeks
Foundation Work: 3-5 days
Structural Construction: Pre-completed at factory
MEP Installation: Pre-installed (factory-tested)
Finish Work: Included in factory build
On-Site Installation: 10 days
Inspections: Reduced inspection count
Total Timeline: 3-4 months
Mesocore's approach reduces total project duration by approximately 50%, enabling faster occupancy or rental income generation.
Cost Comparison
Traditional ADU construction in Pembroke Pines typically costs $250,000+ for comparable square footage and finishes, while Mesocore's Model E ADU starts at $129,000. This represents potential savings of:
48% lower base cost compared to traditional construction
10-20% savings on solar installation by factory integration versus separate contractor
Eliminated cost overruns from fixed factory pricing
Reduced financing costs due to shorter construction timeline
Quality Control Advantages
Traditional Construction Challenges:
Weather delays affecting framing and finishing
Variable workmanship across different trades
Site storage of materials leading to damage
Covering critical work before inspectors arrive
Multiple contractor coordination issues
Mesocore Factory-Built Benefits:
Climate-controlled factory environment
Inspection at every production stage
Consistent quality across all units
Materials protected from weather exposure
Single-source accountability
Weather Independence
Traditional construction faces weather delays of 2-4 months affecting site work, while Mesocore completes 60-95% of construction in the factory, eliminating most weather-related schedule impacts.
Permit Streamlining
The factory-installed MEP systems with Intertek certification streamline Pembroke Pines' permitting process:
Pre-engineered plans reduce review complexity
Third-party quality certification provides assurance to building officials
Reduced on-site inspection requirements in some jurisdictions
Documented compliance with Florida Building Code
Hurricane Compliance
All Mesocore units meet or exceed Pembroke Pines' wind resistance requirements with 180 mph rating, while traditional construction requires careful specification and verification of hurricane-resistant components that may add cost and complexity.
Long-Term Value
Beyond initial construction, Mesocore ADUs provide ongoing value through:
Zero utility bills from integrated solar and battery storage
Insurance premium savings from hurricane mitigation features
Lower maintenance costs from durable factory-installed systems
Higher resale value from sustainable features and quality construction
The comparison demonstrates that while both approaches can deliver code-compliant ADUs, Mesocore's modular solution offers measurable advantages in speed, cost predictability, quality control, and long-term operating expenses. For Pembroke Pines homeowners seeking efficient ADU development, these factors make modular construction an increasingly attractive option.
Why Choose Mesocore for Your Pembroke Pines ADU
Pembroke Pines homeowners navigating the ADU permitting process face multiple challenges: complex regulations, extended construction timelines, coordination of multiple contractors, and uncertainty about final costs. Mesocore's ADU solution addresses these pain points through a streamlined approach designed specifically for Florida's climate, building codes, and homeowner needs.
Factory-Installed MEP Systems Simplify Permitting
The Intertek-certified mechanical, electrical, and plumbing systems arrive pre-installed and factory-tested, eliminating rough-in inspections in many jurisdictions. This third-party certification provides building departments with documented quality assurance, streamlining the plan review process and reducing total inspection requirements. For Pembroke Pines applications, this translates to faster permit approval and fewer on-site inspection delays.
Hurricane-Resistant Construction Exceeds Code Requirements
With 180 mph wind ratings, Mesocore ADUs surpass Pembroke Pines' structural requirements while qualifying homeowners for substantial insurance premium discounts. The robotically welded steel core and impact-rated windows provide peace of mind in one of Florida's most hurricane-prone regions.
Integrated Solar Delivers Immediate ROI
The standard 6kW solar array with dual 10kWh batteries generates $1,500-$1,820 in annual utility savings, offsetting financing costs from month one. In some jurisdictions, this system enables complete off-grid operation, eliminating utility connection fees and ongoing hookup expenses. The 30% federal solar tax credit provides additional immediate value.
Compressed Timeline Accelerates Income Generation
While traditional ADU construction requires 7-8 months, Mesocore's 10-day on-site installation enables homeowners to begin generating rental income or housing family members in a fraction of the time. For investors pursuing ADU rental strategies, this compressed timeline means receiving rental income 4-5 months earlier, dramatically improving cash-on-cash returns.
Transparent Pricing Eliminates Cost Overruns
Starting at $129,000 for the complete Model E ADU with all systems included, Mesocore provides fixed pricing that eliminates the cost overruns common in traditional construction. Site-specific costs for foundation, permits, and utility connections remain separate but predictable, enabling accurate project budgeting.
Frequently Asked Questions
What are the size limitations for ADUs in Pembroke Pines?
Pembroke Pines permits ADUs between size limits of 300 and 1,000 square feet, with maximum height of 24 feet or the primary building height (whichever is less). The ADU cannot exceed the floor area of the principal dwelling. Model E ADU at 410 square feet falls well within these requirements while providing a complete 1-bedroom, 1-bathroom layout.
How long does ADU permit approval typically take in Pembroke Pines?
The permit review process typically spans 6-12 weeks from application to approval, with engineering permit timeline of 2 weeks and 15 working days for building permits. This timeline assumes complete applications with all required documentation. Incomplete applications or revision requests can extend the process by several weeks. Mesocore's factory-engineered plans and Intertek-certified MEP systems often streamline this review process.
Are there occupancy or rental restrictions for Pembroke Pines ADUs?
Pembroke Pines ADU regulations do not explicitly prohibit rentals to non-family members, unlike Extended Family Residence restrictions in some jurisdictions. However, HOA covenants may impose additional restrictions. Verify any deed restrictions or HOA requirements before planning rental use, as the city does not review or enforce these private agreements.
What foundation is required for a Mesocore Model E ADU?
The Model E ADU requires eight concrete piers for foundation support, included in the base design. This simplified pier foundation reduces excavation, concrete costs, and installation time compared to traditional slab foundations, typically completing in 3-5 days versus 2-4 weeks for conventional foundation systems.
Can I connect a Mesocore ADU to existing utilities on my property?
Yes, Mesocore ADUs connect to existing water, sewer, and electrical utilities through standard connection points. However, the integrated 6kW solar system with dual 10kWh batteries provides substantial energy independence, and in some jurisdictions, complete off-grid operation has been approved, eliminating the need for separate electric meters or utility hookups. Contact the Building Department at (954) 435-6502 to discuss utility connection options for your specific property.
What are the total costs for obtaining an ADU permit in Pembroke Pines?
Permit costs range from approximately $7,868 to $13,508 depending on construction value, based on the base permit fee of 3.71% plus engineering reviews ($2,054.32), paving and drainage review ($1,027.16), and water/sewer review ($1,027.16). For a typical $150,000 ADU project, expect approximately $8,693 in total permit fees. These costs are separate from construction expenses and site-specific costs like foundation work and utility connections.
