How Pembroke Pines Handles Property Maintenance: A Practical Guide

Pembroke Pines maintains 124 local ordinances across all categories, and 2 of those deal specifically with property maintenance. Here is a breakdown of what the city actually requires, what is prohibited, and where Pembroke Pines falls on the strict-to-permissive spectrum compared to other cities.

Vacant Lot Maintenance

Pembroke Pines Code § 101.02 defines EXCESSIVE GROWTH as grass, weeds, brush, or undergrowth reaching eight inches or more, and § 101.05 requires every owner to control that growth on the property and the adjoining right-of-way. Violators get a 20-day notice to cut, a 15-day appeal window, and city cleanup billed to the property.

Key details: Governing sections: § 101.02 definitions; § 101.05 duty to control. Excessive growth threshold: 8 inches or more. Applies to: Improved or unimproved (vacant) lots. Notice period: 20 calendar days to abate (§ 101.08). Appeal window: 15 days to appeal to City Commission (§ 101.09).

Failure to abate excessive growth within the 20-day notice period under § 101.08 lets the city perform the cleanup itself and certify the actual cost, plus notice and title-search expenses, as a non-ad valorem special assessment lien against the property under § 101.10. An owner who wants to contest the violation must file a written appeal with the City Clerk within 15 days of receiving notice; losing that appeal starts a new 15-day clock to clean up the property before the city acts.

Property Blight

Pembroke Pines' Property Maintenance Code, § 150.95, targets buildings that are substandard with respect to structure, equipment or maintenance before they become blighting influences that spread and depress neighboring property values. It sets minimum upkeep standards for walls, roofs, windows, and doors, authorizes city inspections, and lets the city enforce the code through its nuisance abatement procedure.

Key details: Enforcing agency: Code Enforcement, Building, Planning & Zoning, Engineering. Covers: Residential and nonresidential structures. Inspection authority: Entry at reasonable hours. Enforcement route: Nuisance abatement, § 155.013(C). Enacted: Ord. 987, passed 3-4-92.

Because § 150.95(V) simply says a violation shall be punishable as provided by law, the city can pursue it either as a straight code violation or, per division (T), through the nuisance abatement procedure in § 155.013(C), which can lead to an abatement order and cost recovery against the property in addition to a fine. Inspectors may enter under division (S) at reasonable hours, and owners must give them access and requested records.

The Bottom Line

Pembroke Pines's property maintenance rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming Pembroke Pines is broadly strict or permissive.

All of the above reflects Pembroke Pines's municipal code as of our last review. If you need specifics on fines, exemptions, or filing requirements, the detailed ordinance pages linked above have the full breakdown.