County recording office
Broward Clerk of the Circuit Court & Comptroller
201 SE 6th St, Fort Lauderdale, FL 33301 (opens in Google Maps)
Unlocking the front gate
Florida owner portal law applies here
HOAs with 100+ parcels follow § 720.303 (Jan 1, 2025). Condos with 25+ units follow § 718.111 (Jan 1, 2026). Password-protected portals, statutory documents, and meeting notice deadlines.
County recording office
Broward Clerk of the Circuit Court & Comptroller
201 SE 6th St, Fort Lauderdale, FL 33301 (opens in Google Maps)
Florida HOAs (100+ parcels) and condos (25+ units) must maintain password-protected owner portals with statutory documents and meeting notices posted on time.
Board checklist
Municipal trash schedules, curb placement, and code enforcement pathways.
Two separate contractors handle Pembroke Pines waste: Waste Pro collects household garbage twice weekly and recycling once weekly in city-issued carts, while Eastern Waste Systems (EWS) handles bulk and yard waste on a twice-monthly cycle capped at 10 cubic yards per residential unit per pickup. Residents get two free exceptions a year to exceed that cap; after that, EWS bills $15 per additional cubic yard. Glass isn't accepted in bulk piles, contractor-generated debris (from a fence or roofing job, for example) isn't covered, and everything has to sit curbside — at least 3 feet from mailboxes, trees, and wires — by 7 a.m. on your collection day.
Florida HOAs with 100 or more parcels must maintain a password-protected owner portal under Fla. Stat. § 720.303(4)(b) (effective Jan 1, 2025). Condominiums with 25 or more units follow § 718.111(12)(g) (effective Jan 1, 2026), including a 30-day posting rule for required records. See kindhoa.com/compliance/florida and the KindHOA blog guides for Chapter 720 and Chapter 718. Educational, not legal advice.
State-level guidance — confirm current city ordinances with local officials.
Late fee estimator
Enter your typical monthly assessment to see how local caps may apply. KindHOA can automate notices and fee schedules once your board defines the rules.
Estimated legal ceiling
$25.00
Many associations cannot assess late fees until accounts are at least 30 days past due and proper notice has been sent. You entered 15 days past due.
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A volunteer board guide for Pembroke Pines: understand where municipal code ends, where your HOA covenants begin, and how to comply with Florida Statutes Chapters 720 (HOAs) & 718 (condominiums).
The quick answer
Pembroke Pines has no dedicated short-term-rental ordinance — Florida's preemption statute blocks the city from writing one — so hosts rely on a state DBPR license plus a city Business Tax Receipt instead. Fences top out at 6 ft in any yard, and Eastern Waste Systems collects bulk and yard waste twice monthly, capped at 10 cubic yards per pickup.
Late fees (Florida): Max $25 or 5%. Confirm against your declaration and current statute.
Reviewed by the KindHOA Editorial Team · Last reviewed July 25, 2026
Pembroke Pines fills central Broward County with master-planned subdivisions built from the 1980s forward — Chapel Trail, Pembroke Falls, Pembroke Shores, SilverLakes, Towngate — each carrying its own dense set of recorded covenants on top of city zoning. Florida Chapter 720 sets the framework for board procedure and assessments, but because the city itself has never adopted a rental-specific ordinance, most of the day-to-day rental enforcement in Pembroke Pines actually happens at the HOA level, not city hall.
Local rules board members use
City-specific answers for Pembroke Pines — sourced to municipal code and official city pages. Educational, not legal advice.
Pembroke Pines has not enacted a short-term-rental permit or registration program, and Florida Statute 509.032(7)(b) bars the city from adopting one now unless it can point to a pre-June 1, 2011 ordinance — which the city doesn't have. That leaves state law to fill the gap: any dwelling rented to transient guests for stays under 30 days more than three times a year needs a Vacation Rental Dwelling or Condominium license from the Florida DBPR under F.S. 509.241, plus registration with the Florida Department of Revenue for sales tax and Broward County for the 6% Tourist Development Tax. A city Business Tax Receipt is still required to operate any rental business. Because the city itself stays quiet, HOA declarations in Chapel Trail, Pembroke Falls, and similar communities do most of the actual rental-term enforcement here.
Primary source: Pembroke Pines municipal code / city ordinances
Under § 155.655 of the Land Development Code, Pembroke Pines caps residential fences, walls, and hedges at 6 feet in any yard measured from grade — 8 feet where the lot line borders a nonresidential use — and generally bars them from encroaching into the front yard setback at all. Corner lots with a street-side front entrance can get discretionary approval for a front-setback fence, and the R-MH district allows a 3-foot fence in that setback under separate material rules. Within 25 feet of any street intersection, or anywhere inside the front setback, height drops to 2 feet above street grade so drivers keep a clear sightline.
Primary source: Pembroke Pines municipal code / city ordinances
Two separate contractors handle Pembroke Pines waste: Waste Pro collects household garbage twice weekly and recycling once weekly in city-issued carts, while Eastern Waste Systems (EWS) handles bulk and yard waste on a twice-monthly cycle capped at 10 cubic yards per residential unit per pickup. Residents get two free exceptions a year to exceed that cap; after that, EWS bills $15 per additional cubic yard. Glass isn't accepted in bulk piles, contractor-generated debris (from a fence or roofing job, for example) isn't covered, and everything has to sit curbside — at least 3 feet from mailboxes, trees, and wires — by 7 a.m. on your collection day.
Primary source: Pembroke Pines municipal code / city ordinances
Pembroke Pines requires a building permit for essentially any shed, addition, fence, or structural change — the city's Building Division doesn't publish a blanket square-footage exemption the way some inland counties do, and South Florida's hurricane wind-load rules mean even small accessory structures usually get reviewed. House-plus-addition square footage generally can't exceed 40% of the lot, and every project has to meet the zoning district's required setbacks, height limits, and Finished Floor Elevation before the city signs off — an HOA's architectural approval isn't a substitute.
Primary source: Pembroke Pines municipal code / city ordinances
Pembroke Pines shares South Florida's June-through-November hurricane season, heavy afternoon thunderstorms, and famously flat western-Broward drainage, all of which push covenants toward screen-enclosure, tile-roof, and irrigation standards tied to South Florida Water Management District rules. The city's suburban, gate-heavy layout — SilverLakes and Century Village among the largest — means guest-parking and gate-access policy generates more board traffic than almost anything else. Liens and CC&R amendments record with the Broward County Records, Taxes & Treasury Division.
Primary source: Pembroke Pines municipal code / city ordinances
Summaries below are for board orientation. Verify requirements in the official Pembroke Pines municipal code (opens in a new tab).
Pembroke Pines municipal code
Pembroke Pines has not enacted a short-term-rental permit or registration program, and Florida Statute 509.032(7)(b) bars the city from adopting one now unless it can point to a pre-June 1, 2011 ordinance — which the city doesn't have. That leaves state law to fill the gap: any dwelling rented to transient guests for stays under 30 days more than three times a year needs a Vacation Rental Dwelling or Condominium license from the Florida DBPR under F.S. 509.241, plus registration with the Florida Department of Revenue for sales tax and Broward County for the 6% Tourist Development Tax. A city Business Tax Receipt is still required to operate any rental business. Because the city itself stays quiet, HOA declarations in Chapel Trail, Pembroke Falls, and similar communities do most of the actual rental-term enforcement here.
HOA governing documents
HOAs enforce recorded use restrictions (minimum lease terms, guest limits, parking) when consistent with applicable city licensure and state law. Covenant enforcement requires notice, cure periods, and uniform application.
Zoning & building code
Under § 155.655 of the Land Development Code, Pembroke Pines caps residential fences, walls, and hedges at 6 feet in any yard measured from grade — 8 feet where the lot line borders a nonresidential use — and generally bars them from encroaching into the front yard setback at all. Corner lots with a street-side front entrance can get discretionary approval for a front-setback fence, and the R-MH district allows a 3-foot fence in that setback under separate material rules. Within 25 feet of any street intersection, or anywhere inside the front setback, height drops to 2 feet above street grade so drivers keep a clear sightline.
Permit thresholds
Pembroke Pines requires a building permit for essentially any shed, addition, fence, or structural change — the city's Building Division doesn't publish a blanket square-footage exemption the way some inland counties do, and South Florida's hurricane wind-load rules mean even small accessory structures usually get reviewed. House-plus-addition square footage generally can't exceed 40% of the lot, and every project has to meet the zoning district's required setbacks, height limits, and Finished Floor Elevation before the city signs off — an HOA's architectural approval isn't a substitute.
HOA architectural control
HOAs review fences and additions through architectural committees under CC&Rs. Municipal compliance alone does not satisfy HOA design or notice requirements.
State / local protections
Florida Statute §163.04 prohibits deed restrictions that prohibit solar equipment, though reasonable location rules may apply. Xeriscaping and Florida-Friendly Landscaping™ standards are encouraged; HOAs should not ban drought-tolerant plants that meet municipal water rules.
What HOAs may still regulate
HOAs may adopt reasonable design rules that meet statutory tests (location, color, timeline). Associations cannot impose outright bans where state law voids them.
Florida associations need pre-season communication plans, vendor contacts, and post-storm architectural guidance.
Board checklist
Milestone inspections and reserve studies affect long-term assessments. Document findings and funding plans clearly.
Board checklist
Communities near waterways need clear drainage maintenance duties and FEMA disclosure workflows for resales.
Board checklist
Mediation, courts, and state resources when board actions are challenged.
Florida disputes may go to county court, arbitration if required by covenants, or DBPR Division of Condominiums, Timeshares, and Mobile Homes for certain condominium disputes. Small claims limits follow Florida Statute §34.01—verify with the Broward County clerk.
Pembroke Pines has not enacted a short-term-rental permit or registration program, and Florida Statute 509.032(7)(b) bars the city from adopting one now unless it can point to a pre-June 1, 2011 ordinance — which the city doesn't have. That leaves state law to fill the gap: any dwelling rented to transient guests for stays under 30 days more than three times a year needs a Vacation Rental Dwelling or Condominium license from the Florida DBPR under F.S. 509.241, plus registration with the Florida Department of Revenue for sales tax and Broward County for the 6% Tourist Development Tax. A city Business Tax Receipt is still required to operate any rental business. Because the city itself stays quiet, HOA declarations in Chapel Trail, Pembroke Falls, and similar communities do most of the actual rental-term enforcement here.
Under § 155.655 of the Land Development Code, Pembroke Pines caps residential fences, walls, and hedges at 6 feet in any yard measured from grade — 8 feet where the lot line borders a nonresidential use — and generally bars them from encroaching into the front yard setback at all. Corner lots with a street-side front entrance can get discretionary approval for a front-setback fence, and the R-MH district allows a 3-foot fence in that setback under separate material rules. Within 25 feet of any street intersection, or anywhere inside the front setback, height drops to 2 feet above street grade so drivers keep a clear sightline.
Two separate contractors handle Pembroke Pines waste: Waste Pro collects household garbage twice weekly and recycling once weekly in city-issued carts, while Eastern Waste Systems (EWS) handles bulk and yard waste on a twice-monthly cycle capped at 10 cubic yards per residential unit per pickup. Residents get two free exceptions a year to exceed that cap; after that, EWS bills $15 per additional cubic yard. Glass isn't accepted in bulk piles, contractor-generated debris (from a fence or roofing job, for example) isn't covered, and everything has to sit curbside — at least 3 feet from mailboxes, trees, and wires — by 7 a.m. on your collection day.
Pembroke Pines requires a building permit for essentially any shed, addition, fence, or structural change — the city's Building Division doesn't publish a blanket square-footage exemption the way some inland counties do, and South Florida's hurricane wind-load rules mean even small accessory structures usually get reviewed. House-plus-addition square footage generally can't exceed 40% of the lot, and every project has to meet the zoning district's required setbacks, height limits, and Finished Floor Elevation before the city signs off — an HOA's architectural approval isn't a substitute.
Florida Statute §163.04 prohibits deed restrictions that prohibit solar equipment, though reasonable location rules may apply. Xeriscaping and Florida-Friendly Landscaping™ standards are encouraged; HOAs should not ban drought-tolerant plants that meet municipal water rules.
Florida disputes may go to county court, arbitration if required by covenants, or DBPR Division of Condominiums, Timeshares, and Mobile Homes for certain condominium disputes. Small claims limits follow Florida Statute §34.01—verify with the Broward County clerk.
Sources
KindHOA is educational software for self-managed boards, not a law firm, and this guide is not legal advice. State statutes, local ordinances, and your community’s recorded CC&Rs control and change over time — confirm liens, amendments, and enforcement with association counsel and the official sources above.
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