Pool Inspection in Broward County: What Inspectors Check and Why It Matters
Pool inspections in Broward County operate within a layered regulatory framework that spans state statutes, county ordinances, and municipal codes — each with distinct enforcement mechanisms. Whether triggered by a permit closure, a real estate transaction, or a routine safety check, inspections follow structured protocols that determine whether a pool may legally operate. This page maps the inspection landscape across Broward County: which agencies govern, what inspectors assess, how the process is sequenced, and where different inspection types diverge.
Definition and scope
A pool inspection in Broward County is a formal assessment conducted by a licensed or authorized inspector to verify that a swimming pool, spa, or aquatic structure meets applicable construction, safety, and operational standards. Inspections are not a single uniform event — they fall into distinct categories based on trigger, authority, and purpose.
Permit inspections are conducted by the Broward County Building Division or a municipality's local building department when a construction or renovation permit has been pulled. These assess whether the work performed matches the approved plans and satisfies the Florida Building Code (FBC), which governs structural, mechanical, and electrical installation standards.
Real estate inspections are privately commissioned, typically by a buyer or lender, and performed by a licensed home inspector or a contractor holding a Florida Certified Pool/Spa Contractor license issued by the Florida Department of Business and Professional Regulation (DBPR). These are not permit-driven and carry no regulatory pass/fail authority, but they document condition and liability exposure.
Safety and compliance inspections are conducted by Broward County Code Compliance or municipal code enforcement officers when a property is flagged for barrier deficiencies, unauthorized modifications, or complaints. These focus on Florida Statute § 515, which mandates residential pool barrier requirements statewide.
This page covers inspections within Broward County's unincorporated jurisdiction and its 31 incorporated municipalities. It does not address Miami-Dade County, Palm Beach County, or municipal codes outside Broward's geographic boundary. Commercial aquatic facilities regulated under Florida Department of Health Chapter 64E-9 fall outside this page's scope, as do inspections for water parks or public splash pads.
How it works
Pool inspections in Broward County follow a sequenced process that varies by inspection type but shares a common structural framework.
Permit-driven inspection sequence:
- Permit issuance — The contractor or property owner obtains a pool construction or alteration permit from the Broward County Building Division or the applicable municipal building department (Fort Lauderdale, Hollywood, Pompano Beach, and Coral Springs each maintain independent building departments).
- Pre-pour/pre-gunite inspection — The inspector verifies excavation dimensions, rebar placement, and bonding grid before shotcrete or gunite is applied, per Florida Building Code Section 454.
- Rough inspection — Plumbing, electrical conduit, and equipment pad rough work are assessed before being concealed.
- Bonding inspection — The equipotential bonding grid connecting all metallic components is verified per NFPA 70 (National Electrical Code) Article 680, which is adopted by Florida for pool electrical safety.
- Final inspection — All systems operational: circulation, filtration, lighting, barriers, and water chemistry baseline. The Certificate of Completion (CC) or Certificate of Occupancy (CO) is issued upon passing.
Real estate inspection sequence is non-linear and driven by buyer timelines. The inspector typically assesses the shell structure, surface finish condition, pool equipment pad components, coping integrity, deck surface, barrier compliance, and visible plumbing and electrical connections. The inspection produces a written report, not a regulatory determination.
Inspectors conducting permit inspections are employees or contractors of building departments and must hold a Florida Building Inspector certification through the DBPR. Private pool inspectors conducting real estate or pre-purchase assessments should hold a Florida-licensed contractor credential or a NACHI (National Association of Certified Home Inspectors) pool specialty certification, though no Florida statute mandates inspector certification for private assessments.
Common scenarios
New construction final inspection — The most common permit-trigger scenario. The contractor schedules a final inspection after all equipment is installed, all bonding connections are made, and safety barriers are in place. Failure at this stage — typically due to missing barrier components or improper bonding — requires a re-inspection, which extends the project timeline. Pool service permits in Broward County outlines the full permit lifecycle for reference.
Post-renovation inspection — Resurfacing, equipment replacement, or structural repair work that exceeds a threshold value triggers a permit and subsequent inspection. Re-plastering alone typically does not require a permit in Broward County, but pool crack repair involving structural shell modification does.
Real estate transaction inspection — Commonly ordered during the due diligence window of a residential sale. The inspector flags deferred maintenance, equipment age and condition, surface delamination, coping failures, and barrier gaps. These findings influence purchase price negotiations but carry no enforcement consequence.
Code compliance inspection — Triggered by a neighbor complaint, an open permit, or a proactive sweep. Inspectors from Broward County's Code Compliance Division or a municipal equivalent assess barrier adequacy under Florida Statute § 515. A pool without a compliant 4-foot minimum barrier enclosure, or with a gate that does not self-close and self-latch, is cited for violation.
Hurricane damage assessment — Following named storm events, Broward County has activated expedited inspection protocols for storm-damaged pools. Inspectors assess structural displacement, equipment damage, and debris impact on pool screen enclosures. Damage exceeding certain thresholds requires a permit before repair.
Decision boundaries
The distinction between inspection types carries direct legal and financial consequences.
Permit inspection vs. private inspection — A permit inspection by a government building inspector produces a binding regulatory outcome. A passed inspection closes the permit; a failed inspection triggers corrective action. A private real estate inspection produces a condition report with no regulatory authority. Owners sometimes commission private inspections before pulling permits to pre-identify failures — these are not substitutes for permit inspections.
Licensed contractor vs. unlicensed inspector — In Florida, diagnosing and recommending repair work on a pool without a Certified Pool/Spa Contractor license from the DBPR constitutes unlicensed contracting, which carries civil and criminal penalties under Florida Statute § 489. Home inspectors who report condition but do not prescribe repair scopes operate within a different licensing lane (Florida Statute § 468, Part XV).
Municipal vs. county jurisdiction — Broward County's Building Division handles permit inspections only in unincorporated areas. The county's 31 municipalities issue their own permits and conduct their own inspections. A pool in the City of Deerfield Beach falls under that city's building department, not the county's. Scope of inspection authority does not cross municipal lines.
Safety barrier: residential vs. commercial — Residential pool barriers in Florida are governed by § 515 and the Florida Building Code Section 454.2. Commercial pools fall under Florida Department of Health Chapter 64E-9, which mandates separate operational permits, licensed pool operators (Certified Pool Operator or Aquatic Facility Operator credentials), and routine health inspections. Residential inspections do not satisfy commercial compliance requirements, and vice versa.
References
- Florida Building Code – Swimming Pools and Bathing Places (Section 454)
- Florida Statute § 515 – Residential Swimming Pool Safety Act
- Florida Statute § 489 – Contractors
- Florida Statute § 468, Part XV – Home Inspectors
- Florida Department of Business and Professional Regulation (DBPR) – Contractor Licensing
- Florida Department of Health – Chapter 64E-9 Public Swimming Pools and Bathing Places
- NFPA 70 – National Electrical Code, Article 680 (Swimming Pools, Fountains, and Similar Installations)
- Broward County Building Division