Bathroom remodel to ceilings, Pembroke Pines.

Pembroke Pines incorporated on January 16, 1960, with 425 votes cast in a resident's carport, less than a square mile between Pembroke Road, Hollywood Boulevard, SW 72 Avenue and the Turnpike. The 1970s added Joseph LaCroix's 320 acres; in 1980 the annexation from Flamingo Road to US 27 doubled the city; between 1990 and 2000 the population grew 110 percent, from 65,566 to 137,427, and in 1999 it was the third-fastest-growing city in the country. Today it has 176,714 people, second in Broward, and 67,235 homes: 46 percent detached houses, 14 percent townhouses, 14 percent in buildings of 50 or more units, 10 percent in buildings of 20 to 49, and about 1 percent mobile homes (Census ACS 2024). The 1980s built 21 percent of them and the 1970s 16 percent, mostly in the older Districts 1 and 2 east of I-75.

• Bathrooms: 1990s builder baths west of I-75, older hall baths east of it, condo baths in Century Village. Priced from the ranges on this site.
• Kitchens: the 1990s kitchen with oak cabinets and a pass-through, and the east-side 1970s kitchen that's smaller than the family it feeds, 2.66 people per household here. Written quote after a visit.
• Popcorn ceilings and drywall: the older east side is where I'm asked to scrape; everywhere else it's patches, stains and settling cracks.

SilverLakes' association was established in 1990 and built out from Brittany Bay in 1991 to Pelican Isle in 1998: 5,186 homes and 319 commercial parcels on about 2,400 privately owned acres of a former limestone mine, straddling Pembroke Pines and Miramar. Its master HOA runs an Architectural Modification Corner, and its community standards cover exterior paint, roofs, driveways, garage doors and front doors. Towngate goes further: a TMA ARC manual, city-approved design standards, and a vendor non-solicitation and indemnification agreement that a contractor signs before working there, plus an owner indemnification agreement. Pembroke Falls staffs four gates around the clock with a roving guard. None of this is a problem. It just goes on the schedule first.

Chapel Trail sits at the far west end beside the city's 450-acre Chapel Trail Nature Preserve at 19800 Sheridan Street; listings show its sections, Chapel Lakes, Hidden Lakes, Chapel Trail II, built from 1989 to 1999, with Malibu Bay townhouses from 2000. The city's western border is US 27 and the conservation area beyond it, where the South Broward Drainage District and the city are building a seepage pump station with a $1.4 million FEMA grant. The city's own flood page says properties here are susceptible to flooding, particularly in low-lying neighborhoods, and its 2024 floodplain report lists 12 repetitive-loss properties along with drainage projects on Taft Street swales, a three-basin interconnect at Century Village and Lakeside Key storm drainage.

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The city ran its government out of the former showrooms of the Pembroke Lakes subdivision on Taft Street and Palm Avenue until the current City Hall opened on October 22, 1988. Some east-side streets were on septic until recently; all the parcels in the city's own sewer-connection phases are now connected, with a county-managed phase still open through Dickey Consulting at 866-264-7736. If you're on one of those streets and planning a kitchen or a bathroom, I ask which side of the connection you're on before the plumber prices the drain.

The Southwest Focal Point Senior Center, founded in the 1970s, became a national prototype for senior services in the 1990s, and Century Village, where at least one occupant of each unit must be over 55 and owners occupy two years before renting, was big enough when it finished that the city redistricted around it, with a projected population above 15,000. For a Century Village kitchen, door or ceiling, the Declaration of Condominium sets how alterations happen and what insurance owner and association carry, and I work inside that. The city's Minor Home Repair Program, run by Community Redevelopment Associates of Florida at 8569 Pines Boulevard, 954-431-7866 extension 128, funds health-and-safety work, code violations, weatherization and structural fixes for income-qualified owners current on mortgage, insurance and HOA dues; the FY2025-26 plan budgets $350,000 for it, but it was closed to new applications when I checked.