Living by the ocean in Lauderdale-by-the-Sea is special, but hurricane season can put your home to the test. If you rely on shutters or impact windows, keeping them compliant and well maintained protects your property and your insurance savings. In this guide, you will learn the local rules, the permit steps, and a practical maintenance plan that fits our coastal climate. Let’s dive in.
Why HVHZ rules matter in LBTS
Lauderdale-by-the-Sea sits inside Broward County’s High-Velocity Hurricane Zone. That means your shutters, impact windows, and doors must meet the most rigorous standards. You need either a Miami-Dade Notice of Acceptance (NOA) or a Florida Product Approval that clearly states “Approved for use in the HVHZ.” Florida’s Hurricane Retrofit Guide explains the HVHZ testing standards.
Inspectors in LBTS will verify that the installed product matches the approval and was installed per the manufacturer’s instructions. If documentation does not show HVHZ approval, it may fail inspection.
Permit basics in LBTS
You need a building permit to install hurricane shutters or replace exterior windows and doors in Lauderdale-by-the-Sea. The town identifies exterior window work as permit-required, and unpermitted work is a code issue. Start with the Town’s code and permitting guidance.
- Who pulls the permit: A licensed contractor typically submits the application. Homeowners can pull a homeowner-builder permit, but you assume responsibility. Broward’s permit process page explains electronic submittals, plan review, and inspections.
- Where to verify approvals: Ask for the exact NOA or Florida Product Approval and confirm it in the Miami-Dade NOA database.
- Contractor credentials: Broward enforces local contractor licensing in certain trades. Verify credentials through the county’s contractor requirements page.
- Typical documents: Product approvals and installation instructions, shop drawings if required, license verification, and a Notice of Commencement if the project value exceeds $5,000 per state law. See Broward’s permit process overview for details.
Inspections and closeout
Expect field inspections to confirm the correct product, anchors, and attachment method. The permit remains open until you pass final inspection. Keep copies of the permit, product approvals, and final inspection report for your records.
Risks of unpermitted work
Unpermitted installs can trigger fines, stop-work orders, or required removal, and they often complicate refinancing or resale. The town’s code page outlines the consequences of working without proper permits.
Choosing the right protection
- Permanent shutters: Accordion, roll-down, and hinged Bahama or colonial shutters are easier to deploy. They still need periodic lubrication, track cleaning, and fastener checks.
- Removable panels: Metal or clear panels work but require storage and more labor, especially on upper floors. FEMA’s retrofit guide notes these are more burdensome for multi-story homes. Review FEMA’s wind retrofit guidance.
- Impact windows and doors: These reduce prep work and offer clean lines. They still require product approval, proper installation, and permits.
Whatever you choose, require HVHZ approval and keep all documentation.
Coastal maintenance you should schedule
Quarterly quick checks
- Rinse exposed metal with fresh water to remove salt.
- Inspect tracks and guides for sand and debris, then clean.
- Look for corrosion on fasteners, bent slats, or cracked panels.
- Wipe frames and check seals for any signs of water intrusion around impact windows. See manufacturer care tips like PGT’s maintenance guidance.
Pre-season annual service
- Fully deploy and stow each shutter or panel. Test any manual overrides.
- Lubricate moving parts with a silicone-based product if allowed by the manufacturer. Avoid heavy oils that collect grit.
- Tighten loose fasteners and replace any that show rust.
- Inspect weatherstripping and gaskets. Document condition with photos for your files.
After a storm
- Check for loose anchors, bent components, and water intrusion.
- Arrange prompt repairs and save invoices and photos. FEMA emphasizes post-storm inspection and repairs in its retrofit guidance.
Motorized roll-down care
- Follow the motor and control manufacturer’s service intervals. Do not attempt electrical repairs yourself.
- Keep a service plan with a qualified technician and maintain backup power components where applicable. Many suppliers note that neglect and corrosion can affect warranty coverage. See typical care notes for roll-downs from a local supplier.
Documentation for insurance and resale
Insurers often offer credits for verified storm protection. To qualify, you usually need proof of product approval, permits, and final inspections. See how proper documentation supports discounts and claims in this insurance overview.
For resale, unresolved permits or undocumented work can delay closing. Keep a clean file with approvals, permits, inspection reports, maintenance logs, and repair invoices.
What to ask your contractor
- Will you pull the permit and schedule all inspections?
- What is the exact NOA or Florida Product Approval for each product and anchor set?
- Do we need shop drawings or an engineer’s letter for any large or non-standard openings?
- Are you registered and licensed to work in Broward County?
- What are the product and workmanship warranties, and what maintenance keeps them valid?
- What is the plan and cost for annual service, especially for motorized units?
Ready to align your property’s protection, paperwork, and market value? For tailored guidance on permits, documentation, and positioning your home for sale or purchase in Lauderdale-by-the-Sea, connect with Lori Harris-Blackwood.
FAQs
Do I need a permit for hurricane shutters in Lauderdale-by-the-Sea?
- Yes. Exterior window and shutter work requires a permit, and unpermitted work can lead to code issues. Check with the town and, if needed, Broward’s permit portal for your address.
Are all Florida Product Approvals valid in Broward’s HVHZ?
- No. Your product must either have a Miami-Dade NOA or a Florida Product Approval that specifically states HVHZ approval.
How often should I maintain accordion or roll-down shutters near the coast?
- Do quick visual checks every three months and a full deploy-clean-lubricate service before hurricane season. Inspect and repair after any significant storm.
Can I replace removable panels with impact windows in LBTS?
- Yes. Many owners upgrade to impact glazing for convenience, but you still need permits, approvals, and proper installation.
Will permitted, HVHZ-approved shutters lower my homeowners insurance?
- Often yes. Insurers commonly offer credits for verified storm protection. Keep approvals, permits, and final inspection records to document eligibility.
