Pembroke Pines, FL HOA Regulations & Compliance Standards

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.

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.