What happens if you skip the permit (and you needed one)
- Davie Code Compliance can issue stop-work orders and fines of $250–$1,000 per day until you obtain retroactive permits and pass inspections; unpermitted work often requires demolition and rework.
- Your homeowner's insurance may deny claims on the modified wall or adjacent damage if the opening wasn't permitted and inspected.
- Selling your home without disclosing unpermitted openings exposes you to fraud liability and title-transfer delays; Florida's Residential Disclosure Summary requires you to list all unpermitted work.
- A lender or home-equity line may be frozen or denied if appraisal or refinance inspection finds an unpermitted structural opening; Davie's HVHZ designation makes lenders especially cautious about wind-rated details.
Davie window and door openings — the key details
Every new window or door opening in Davie is classified as a structural modification because it removes wall framing and requires a replacement header (lintel). The 2020 Florida Building Code Section 2308.12 mandates that any header over 3 feet must be designed by a registered engineer or architect if the wall is load-bearing; non-load-bearing walls may use prescriptive sizing tables in FBC Table 2308.12.4.1. However, Davie's plan examiners often request engineer-sealed calcs even for single-story homes with small openings, especially in older neighborhoods where original framing is unclear. The city's online portal requires a site plan showing the opening location, rough opening dimensions, header size and material, nail spacing, and bearing details. Many homeowners submit incomplete plans and face 1–2 week delays waiting for revision requests. If you're modifying a wall within 5 feet of a corner or intersection, the examiner will flag potential bracing conflicts (IRC R602.10) and may require a structural engineer to verify that removing wall sheathing doesn't compromise lateral stability.
Davie's status as a High Velocity Hurricane Zone (HVHZ) introduces impact-rated glazing as a hard requirement, not an option. FBC 1609.1.2 mandates that all windows and doors in the HVHZ meet impact-design criteria with a design wind speed of 150 mph three-second gust (some older Davie code may reference 140 mph, but the current standard is 150 mph). This means your new window or door must carry a label from an approved testing agency (such as Miami-Dade Product Approval or an equivalent NFRC/AAMA certifier) showing compliance. Standard residential windows from big-box stores will NOT meet this requirement; you must order impact-rated units, which cost 20–40% more than conventional windows ($800–$1,500 per opening vs. $400–$800). Doors are similarly restricted — single-pane glass doors are forbidden; laminated or insulated units with impact-rated frames are mandatory. The city will not issue a CO (Certificate of Occupancy or final approval) without seeing the manufacturer's impact-rating label on the installed unit. If you frame first and buy windows later, you may find your rough opening is non-standard for impact-rated units, forcing costly reframing.
Egress windows in bedrooms add another layer of complexity in Davie. IRC R310.1 requires any bedroom (including bonus rooms over a garage or converted dens) to have an operable egress window with a minimum net clear opening of 5.7 square feet and 20 inches wide by 24 inches tall. If your new window is being added to satisfy this requirement, the plan must show the sill height, operation mechanism, and the route from the window to grade or a safe exit. If the opening is being cut below grade (such as a basement room in South Florida, which is rare but occurs in some elevated homes), you must add an egress well, which adds cost and complexity. Davie's examiner will cross-reference the property record card and building plans to confirm whether the room is classified as a bedroom; if there's ambiguity, the city may require a statement from the homeowner or architect defining the room's use.
Exterior flashing and weather sealing are routine inspection points in Davie's humid, rain-prone climate. When you cut a new opening, the surrounding wall assembly must be resealed with proper flashing, house wrap, and sealant. FBC Section 1405 (Water Resistance) requires flashing at all window and door openings, with the flashing extending up to the exterior cladding and down behind the cladding to direct water to the exterior. In Davie, concrete block homes (common in the area) require special attention: the opening must be cut carefully to avoid spalling, and the lintel must be properly seated in the block with mortar. Stucco-over-block is the most common exterior in Davie, and cutting through stucco can expose the block to cracking and water intrusion if the opening edge isn't sealed and re-stuccoed correctly. The framing inspection (typically the second inspection, after rough framing) focuses on header installation and bracing. The exterior cladding inspection (third or final inspection) verifies flashing, sealant, caulk, and stucco patching. Many homeowners fail the final inspection because the stucco patch doesn't color-match or the flashing is misaligned; budget 1–2 weeks for touch-ups.
Davie's permit timeline and online filing process differ slightly from neighboring cities. The City of Davie Building Department uses an online portal where you upload a PDF plan set, photos of the existing condition, and a project description. The system assigns a plan examiner within 2–3 business days. For a straightforward window opening with a simple header, you may get an approval within 5–7 business days. However, if the examiner requests calcs, egress clarification, or structural details, you'll wait another 5–7 days for your revision. Once approved, you pull the permit (which generates a permit number and job card), pay the fee (typically $300–$600 for a single opening, based on valuation), and post the permit card on-site. Inspections are scheduled through the online portal or by phone. Davie's Building Department typically responds to inspection requests within 2 business days, and inspectors generally show up within 48 hours of the scheduled date. Owner-builders are permitted under Florida Statutes § 489.103(7), but you must obtain the permit in your own name and act as the contractor of record — you cannot hire a licensed contractor to do the work under your permit.
Three Davie new window or door opening scenarios
Impact-rated glazing in Davie's High Velocity Hurricane Zone — what you must know
Davie's inclusion in Florida's HVHZ is the single biggest driver of project cost and complexity for new openings. The FBC mandates that all windows and doors in the HVHZ be designed to withstand a 150 mph design wind speed, which translates to internal and external pressure forces on the frame and glass. Impact-rated means the unit is tested under ASTM E1886 and ASTM E1996 (or equivalent Miami-Dade protocols) to show that it will not shatter when struck by a 9-pound steel ball dropped from 50 feet (simulating windborne debris). Standard residential windows fail this test catastrophically; impact-rated units have laminated or tempered glass bonded to a frame with reinforced corners, thick aluminum or vinyl extrusions, and heavy-duty glazing stops. This is not a cosmetic upgrade — it's a structural requirement.
The cost premium is substantial. A standard vinyl double-hung window costs $200–$400 at a big-box store; an impact-rated equivalent runs $800–$1,500 installed. Sliding glass doors escalate the cost further: a standard 6-foot slider might be $600; an impact-rated version is $2,500–$3,500. In Davie, you cannot order a window from a national supplier unless you verify it has an approved impact rating. The City of Davie Building Department will not issue a final approval (CO) without seeing the label. Many homeowners discover this late in the project and face delays while waiting for special-order units. To avoid this, confirm impact rating BEFORE you finalize your plans or frame the opening. Call a local Davie window supplier (such as a Miami-area impact-window distributor) and ask for a quote and delivery timeline for impact-rated units in your size.
One nuance: if your home was built BEFORE the HVHZ was established, and your existing windows are not impact-rated, you are not required to upgrade them unless you open a new permit. Once you pull a permit for a new opening, the new window MUST be impact-rated; you cannot use the non-impact existing windows as justification for a new non-impact window. This is a common misconception. If you're replacing (not enlarging) an existing opening, the replacement window must also meet current HVHZ standards.
Davie's online permit portal and plan-review workflow — avoiding rejection delays
The City of Davie uses an online permitting portal (accessible via the city website) where you upload a complete PDF plan set, project photos, and a description. For a new window or door opening, the plan must include: (1) a site plan showing the location of the opening (indicate which wall, which room, distance from corners or adjacent openings); (2) a floor plan with opening dimensions and a note indicating load-bearing status; (3) a section detail showing the header size, material, nail spacing, and bearing length; (4) a specifications sheet for the window or door (including the impact-rating label or cert); and (5) exterior elevation showing the opening's position relative to the existing facade. Hand-sketches are not sufficient; Davie's system requires a digital PDF. If you're working with an architect or engineer, they'll generate this automatically. If you're a homeowner doing owner-builder work, you may need to hire a draftsperson ($150–$300) to create a simple CAD plan, or use a template from an online source.
Once you upload, the system auto-validates the PDF and assigns a plan examiner within 2–3 business days. The examiner reviews for code compliance and completeness. Common rejection reasons: (1) header size/material not specified (the examiner cannot guess — you must state '2x12 #2 Southern Pine' or provide a calc); (2) egress dimensions missing (if applicable); (3) impact-rating documentation not included (the examiner will not approve without seeing the manufacturer label); (4) exterior flashing detail not shown (FBC Section 1405 requires flashing — a sketch or a typical detail is acceptable); (5) bracing/blocking not detailed if the opening is load-bearing. If the examiner rejects the plan, you get a detailed email with a revision list. You have 30 days to resubmit. Resubmissions are faster (3–5 business days for review) because the examiner already knows the project.
To minimize delays, submit a complete plan the first time. Budget 5–10 business days for approval of a straightforward non-load-bearing opening; 10–15 business days for a load-bearing opening or if the examiner requests an engineer calc. Once approved, you receive an email with an approval letter and a permit number. You then log back into the portal, generate the permit card, pay the fee online or by check, and print the card. You post the card on the job site in a visible location (preferably in the window or door opening itself). After that, you schedule inspections through the portal or by calling the inspection scheduling line. Davie's inspectors are generally responsive, scheduling within 2 business days of a request and showing up within 48 hours of the appointment.
6200 Nova Drive, Davie, FL 33317 (City Hall Complex — confirm current address with city)
Phone: (954) 797-1082 (main) or (954) 797-1183 (Building Department — verify locally) | https://www.daviefl.gov/departments/building-and-permitting (confirm URL; search 'Davie FL building permit portal' if this is outdated)
Monday–Friday, 8:00 AM – 5:00 PM (closed municipal holidays)
Common questions
Do I need a permit if I'm just replacing an existing window with the same size?
No — like-for-like replacement of an existing window in the same opening does NOT require a permit in Davie, provided the opening size remains unchanged and you're using an impact-rated unit (required in HVHZ). This is considered maintenance, not a structural modification. However, if you are enlarging, reducing, relocating, or adding a NEW opening, a permit is required. If your existing window is non-impact-rated and you're replacing it with an impact-rated unit of the same size, no permit is needed, but you must still install an impact-rated window to comply with current code.
My wall is made of concrete block. Do I need a different opening procedure?
Concrete block walls require careful cutting to avoid spalling and cracking. You must use a masonry saw (wet saw or diamond blade) to cut cleanly through the block. The lintel must be properly seated in the block with full-depth mortar bearing (a minimum 4 inches of bearing on each side). If the header is wood, it should be pressure-treated lumber rated for above-grade use (UC3A or UC4A). After cutting, you must seal the block edges and apply flashing and house wrap before installing the window. Many Davie homes are block-and-stucco, so the plan examiner expects you to detail the stucco patch and flashing. Budget extra time and cost for masonry work and stucco patching — this is not a simple frame-opening task.
What if I want to cut a door opening for a sliding glass door to a new lanai or porch?
A sliding glass door opening is treated the same as a window opening — it requires a permit, an impact-rated unit (HVHZ mandatory), and structural framing if the wall is load-bearing. The door frame must be anchored to the header and sill per FBC specifications. If the door opens to an exterior deck or lanai, the deck itself may require a separate permit (decks >30 inches above grade typically need a permit and railing/guard inspection in Davie). The door opening and the deck are reviewed as separate projects, though they're often permitted together. Impact-rated sliding glass doors are expensive ($2,500–$4,000 per unit installed), so budget accordingly.
Do I need an engineer if my wall is load-bearing?
Yes, if the opening is more than 3 feet wide or if the wall clearly carries a significant load (roof trusses, floor framing above). Davie's code enforcement leans toward requiring an engineer seal for any load-bearing opening larger than 3 feet. The engineer will design the header, specify the material and size, calculate nail spacing and bearing, and verify that lateral bracing is adequate. A typical header calc costs $300–$600 and takes 3–7 business days to produce. Some homeowners successfully use prescriptive sizing tables from the FBC (Table 2308.12.4.1) for openings under 3 feet in non-load-bearing walls, but Davie examiners often request calcs anyway for certainty. If you're uncertain, ask the examiner in the initial phone call whether a calc is needed — it's better to know upfront than to have a plan rejection.
What inspections do I need after the permit is approved?
Typically, three inspections: (1) Framing/Header Inspection — after the header is installed, before drywall or sheathing; the inspector verifies bearing, nailing, blocking, and bracing. (2) Exterior Cladding Inspection — after flashing, house wrap, and stucco or siding is applied; the inspector verifies the weather seal is complete and correct. (3) Final Inspection — after the window or door is installed and caulked; the inspector confirms the unit is impact-rated (label visible), operable, and sealed. Some projects combine inspections 2 and 3 if the examiner approves. Schedule inspections through the online portal or phone; Davie typically responds within 2 business days of a request.
How much will the permit cost for a new window or door opening?
Davie's permit fee is based on the project valuation, not a flat rate. A single window opening typically costs $200–$400 (for a $3,000–$8,000 project valuation). A door opening or multiple windows may cost $400–$800 (for a $8,000–$15,000 valuation). The examiner assigns a valuation based on the work scope and window/door cost. You can ask the examiner for a rough fee estimate when you call or submit your online application. Payment is due before you pull the permit (before the inspection card is issued).
Can I, as an owner-builder, pull the permit myself and do the work?
Yes, under Florida Statutes § 489.103(7), a homeowner (owner-builder) can obtain a building permit and perform work on their own residence without a general contractor license. You must obtain the permit in your own name and act as the contractor of record. You are still responsible for all code compliance, inspections, and final approval. If you hire a licensed contractor (electrician, HVAC, or general contractor), that contractor must pull their own permit or work under your permit as your agent. For a simple window or door opening, most owner-builders can frame the opening, but you'll still need to hire a mason (if block cutting is required), a roofer (if roof framing is affected), or a stucco specialist (for exterior patching). Davie's Building Department will not allow you to skip required inspections just because you're the owner-builder.
What's the difference between a new opening and a window replacement?
A replacement uses the existing opening (same rough-opening dimensions) and installs a new window in that opening — no structural change. This is considered maintenance and does NOT require a permit in most cases (though the replacement window must still meet current impact-rating standards in HVHZ). A new opening means cutting into a wall that currently has no opening, or enlarging/relocating an existing opening — this IS a structural modification and REQUIRES a permit. If you're enlarging an existing 24-inch-wide opening to 36 inches, that's a new opening permit, not a replacement. The distinction matters: replacement = no permit, no inspection, faster; new opening = permit required, inspections required, more cost and time.
Can I cut a new egress window for a bedroom that currently has no egress?
Yes, and it's a good idea if the bedroom lacks an egress path. IRC R310.1 requires every bedroom to have an operable egress window with a minimum net clear opening of 5.7 square feet and dimensions of at least 20 inches wide by 24 inches tall. The sill must be no more than 44 inches above the floor. If your new window meets these dimensions and is cut into an exterior wall with a direct path to grade, it satisfies the egress requirement. You must pull a permit for the opening, and the plan must clearly note the egress window and its dimensions. Davie's examiner will verify that the opening meets IRC R310.1 before approval. If the window is cut into a non-basement wall, no well or separate exit structure is needed.
How long does the entire process take from permit application to final approval?
For a straightforward non-load-bearing single-window opening: 4–5 weeks (permit approval 5–7 days, framing inspection 1–2 weeks after framing, cladding/final inspection 1–2 weeks after exterior finish). For a load-bearing opening with an engineer calc: 6–8 weeks (engineer design 1–2 weeks, permit approval 10–14 days, framing 2–3 weeks, inspections 1–2 weeks after each stage). If the plan is rejected and revisions are needed, add 5–10 days per revision cycle. If you're waiting for special-order impact-rated windows to arrive, add 2–4 weeks to the installation timeline. Always assume 2 weeks longer than you think you need — permit offices are bureaucratic, and weather, material delays, and inspector availability often extend timelines.