Thinking about opening up your view, updating your kitchen, or swapping in impact windows in your Fort Lauderdale condo? Renovations here come with a few extra steps because you share a building, systems, and common areas with your neighbors. The good news: with a clear plan, you can move fast and avoid costly mistakes. In this guide, you’ll learn how HOA approvals work, when you need permits, and what timelines to expect in Fort Lauderdale. Let’s dive in.
Know who approves what
In a condo, you answer to more than one authority. Your association controls alterations that affect common elements, limited common elements, the building envelope, or anything your declaration reserves to the association. Florida law also limits changes that could affect the safety or soundness of the building. Review the rules in Chapter 718 and your declaration before you start. See the state’s guidance on association approvals and material alterations in Florida Statute 718.113.
The City of Fort Lauderdale enforces the Florida Building Code and issues permits and inspections through the LauderBuild portal. Many projects need both HOA approval and a city building permit. Explore the city’s paperless permitting portal at LauderBuild.
What needs a permit in Fort Lauderdale
You typically need a permit for:
- Structural changes, new openings, or removing walls.
- New or relocated plumbing, electrical, or HVAC.
- Window or door replacements, including impact systems.
- Roofing or exterior envelope repairs and balcony work.
Cosmetic work like painting or cabinet refacing often does not need a structural permit. If your scope disturbs wiring, plumbing, or load-bearing elements, it likely does. When in doubt, review the city’s permit basics and ask Development Services before you start using the Building Permit General Info.
How to get your permit
Fort Lauderdale uses LauderBuild for submittals, reviews, and inspections. Here is what to expect:
- Create or confirm your contractor’s account in LauderBuild and upload your application and plans.
- Provide signed and sealed drawings for structural or complex work, product approvals for windows and doors, and contractor license and insurance.
- Include any HOA alteration approval if your association requires it.
Start your application and manage inspections in LauderBuild. For submittal details and plan review expectations, see the city’s Building Permit General Info.
Condo association approvals
Most associations require an alteration application and written approval before work begins, especially for limited common elements like balconies, sliders, or penetrations through exterior walls. Typical conditions include contractor licensing and insurance, construction hours, elevator protection, deposits for common area damage, and return-to-original-condition clauses. Florida law reinforces that material alterations and anything affecting safety or soundness must follow your declaration’s process. Review your building’s governing documents alongside Florida Statute 718.113.
Safety rules you should plan for
- Impact protection in the HVHZ. Fort Lauderdale sits in the High Velocity Hurricane Zone. Replacement windows and doors must have approved product ratings and be installed per the approvals. Expect to submit product documentation with your permit. Learn what HVHZ means from this overview of HVHZ requirements.
- Lead-safe practices for pre-1978 paint. If your building predates 1978, contractors disturbing painted surfaces must be certified under EPA’s RRP rule and follow lead-safe methods. Review firm certification requirements in the EPA RRP program.
- Asbestos notifications. If your work could disturb regulated asbestos-containing materials above threshold amounts, Florida DEP requires a Notice of Demolition or Asbestos Renovation at least 10 working days before work begins. See the DEP’s notice and instructions here.
- Licensed, insured contractors. Verify license status and standing before you sign. Use the state’s tool to verify a professional license. Contractors must also register in LauderBuild for permit issuance.
Timelines and cost expectations
Every project is different, but these are typical ranges in Broward and Fort Lauderdale:
- Small cosmetic updates that do not need a permit: days to 2 weeks. HOA notice may still be required.
- Window or door replacements and A/C changes that require a permit: 2 to 6 weeks for permitting and product approval review, plus install and inspections. Plan on 3 to 8 weeks total.
- Kitchen or bath with structural or system changes: 4 to 12+ weeks to prepare plans, complete permit reviews, and finish inspections. Older buildings or projects needing structural engineering can take longer.
Review times vary by scope and workload. Broward County notes that small jobs may be reviewed in a couple of weeks, while complex projects can take longer. See county timing considerations in the Broward permitting FAQs. City fees depend on job value, trade disciplines, plan reviews, and inspections.
Plan around building-wide inspections
Florida’s Building Safety Act (SB 4-D) created Milestone Structural Inspections for residential buildings three stories or more. Older high-rises near the coast often face earlier deadlines and ongoing structural or reserve planning. Your association may schedule building-level work or assessments that overlap with your remodel. Get familiar with the program using the state’s SB 4-D summary and coordinate timing with your board or manager.
Step-by-step condo remodel plan
- Clarify scope. List what you want to change. Note any structural walls, plumbing moves, window or door changes, or balcony work.
- Read your governing documents. Identify limited common elements and your approval process under Chapter 718. Highlight what needs association sign-off.
- Talk to your property manager. Request the alteration packet, construction rules, and required insurance or deposits.
- Confirm permit needs. Use the city’s guidance to determine if you need separate structural, electrical, plumbing, HVAC, or window/door permits. Start in LauderBuild.
- Hire qualified pros. Verify licenses and insurance using the state’s license lookup. For pre-1978 paint, require RRP certification. Ask about HVHZ product approvals for windows and doors.
- Prepare plans and submittals. Obtain sealed drawings when needed and gather product approvals. Submit your HOA application and your city permit application.
- Schedule work and inspections. Protect common areas, follow construction hours, and coordinate elevator use. Book inspections through LauderBuild and keep final approvals for your records.
Common pitfalls to avoid
- Starting work before HOA approval or without a required permit. This can trigger stop-work orders, fines, and costly corrections.
- Assuming “inside the unit” means anything goes. Many balconies, slabs, sliders, and through-wall penetrations are limited common elements controlled by the association under Chapter 718.
- Hiring unlicensed or uninsured contractors. You risk failed inspections and liability if something goes wrong. Always verify licenses and insurance.
- Ignoring building inspection cycles. SB 4-D milestone inspections and reserve funding can lead to building repairs or assessments that affect your timeline and budget.
Renovating in a high-rise does not have to be stressful. With the right plan, approvals, and team, you can upgrade your space and protect your investment. If you are weighing scope, timing, or resale impact, connect with a local advisor who knows Fort Lauderdale’s condo landscape and association dynamics. For tailored guidance or to align your renovation with your selling or buying plans, reach out to Ivan Ramirez. Hablamos español.
FAQs
Do I need HOA approval to renovate a Fort Lauderdale condo?
- In most buildings, yes. Associations often require written approval for interior changes that affect common or limited common elements and anything that could impact safety or the building envelope.
What condo renovations usually require a city permit?
- Structural changes, new or moved plumbing or electrical, HVAC work, and window or door replacements typically require permits. Cosmetic updates often do not, but confirm with the city.
How long does permitting take for a condo remodel?
- Small, straightforward scopes may be reviewed in a couple of weeks, while kitchen or bath projects with structural or system changes can take several weeks to a few months including plan prep and inspections.
Are impact windows required in Fort Lauderdale condos?
- Replacement windows and doors must meet High Velocity Hurricane Zone approvals and be installed per the product’s specifications. Expect to submit product approvals with your permit.
What is SB 4-D and why should I care?
- SB 4-D requires periodic structural milestone inspections and can affect association budgets and repair schedules. Coordinate your remodel timing with your board to avoid conflicts with building-wide work.
