Water damage restoration in Pembroke Pines (33028)
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Call (772) 555-0101Main Street Water Damage is a free referral service. We connect you with independent local service providers. We don't do the work ourselves.
A lake in Pembroke PinesPembroke Pines is a city in southwest Broward County. The Census Bureau counted 171,178 residents at the April 1, 2020 census, and its July 1, 2025 population estimate (Vintage 2025) is 176,714. For 2020-2024, the city had 64,875 households, a 69.6% owner-occupied housing unit rate and a median owner-occupied home value of $439,500.
The city's own history says it began as two small subdivisions platted in 1954 on former dairy-farm land between North Perry Field and the Florida Turnpike. It incorporated to avoid annexation, led by Dr. Walter Seth Kipnis, Estelle Kipnis and the Pembroke Pines Civic Association. In 1960, 425 votes cast in a resident's carport turned the Village into the City.
The city's Housing Element support document counted 56,962 housing units in 2002, 64% single-family, 35% multifamily and 1% mobile homes. Most were built in the 1990s (27,735) and 1980s (14,246), per the 2000 Census.
Common problems
- Burst or leaking pipes, including supply lines to sinks, toilets and washing machines
- Roof leaks after heavy rain or wind, often showing up first as a ceiling stain
- Water heater leaks and failures
- Flooding from storms, overwhelmed drainage or rising water
- Appliance leaks from dishwashers, refrigerators and ice makers
- Sewer and drain backups
Help with a specific problem
What homes in Pembroke Pines are up against
Reports from the days after Tropical Storm Eta describe standing water and sewage overflows in Pembroke Pines. On 12 November 2020, NBC 6 South Florida said western Pembroke Pines still had several inches of standing water. Local 10 reported that excess rainwater overflowed backyard lakes and canals and in some cases forced raw sewage out of manhole covers and pipe leaks in an overloaded system.
The city's 2023/24 Floodplain Annual Report (April 24, 2024) tracks 12 repetitive-loss properties, meaning two or more flood insurance claims of $1,000 or more within ten years. It names eight neighborhoods for more frequent drainage inspection: Woodbridge, Pasadena Boulevard, NW 113 Avenue at Taft, Sunswept, Pines Village, Taft Street (Hiatus Road to Flamingo Road), Lakeside Key and Rainbow Lakes.
The city also holds a $1,417,590.90 FEMA Hazard Mitigation Grant Program award for a seepage-management stormwater pump station in the western city limits.
Storms that hit close to home
National Hurricane Center reports mention Pembroke Pines in these events:
- October 1999, Hurricane Irene: an unofficial NWS rainfall reading of 14.85 inches at West Pembroke Pines, during an event the report says brought torrential rain of 10 to 20 inches to southeast Florida.
- November 2020, Tropical Storm Eta: a storm-total rainfall of 20.74 inches in Pembroke Pines, which the report calls the highest reported storm total, with 16 to 18 inches at several other locations in Pembroke Pines and nearby Miramar.
- 2-5 June 2022, the disturbance that became Tropical Storm Alex: two CoCoRaHS rain gauges recorded 8.50 inches (Pembroke Pines 2 NE) and 8.31 inches (Pembroke Pines 1 N).
- 27 September 2022, Hurricane Ian: an EF-1 tornado formed at 2317 UTC at North Perry Airport in an outer rain band, damaging several buildings and aircraft for an estimated $2 million in property damage.
In the news
- Hurricane scam: Florida sues company over millions in stolen insurance funds (opens in a new tab)
Florida's attorney general sued Evolve Construction in September 2026, alleging it took insurance money from Hurricane Ian and Milton victims, mostly seniors, for roof, mold and restoration work it never started. Verify licenses and avoid big upfront payments.
- Flood insurance will be mandatory for most Citizens policyholders by 2027 (opens in a new tab)
Citizens Property Insurance is phasing in a flood insurance requirement for its homeowners that reaches all remaining policies Jan. 1, 2027, even outside FEMA flood zones. Homeowners policies exclude rising water, and noncompliance can cost you your Citizens coverage.
- Some flooding reported in Pembroke Pines (opens in a new tab)
A CBS Miami weather video on July 14, 2025 said some flooding was reported in Pembroke Pines. The page gives no rainfall total, street names or home-damage details, so it only confirms water accumulated in the city that day.
- Heavy rain causes ceiling collapse at Pembroke Pines apartment (opens in a new tab)
On November 14, 2023, hours of steady rain leaked through a roof and brought drywall and insulation down into a Pembroke Pines apartment while a woman and her daughter were inside. No injuries; the unit stayed exposed to more rain and the family awaited Red Cross help.
- PHOTOS: Fort Lauderdale declares state of emergency after historic rainfall, flooding (opens in a new tab)
Historic rain on 12-13 April 2023 flooded parts of Broward County, hitting Hollywood and Fort Lauderdale hardest, per the county mayor. Fort Lauderdale declared a state of emergency, about 400 airport flights were canceled, and Dania Beach and a mobile home park flooded too.
Permits and rules
Florida defines mold assessment and remediation as work on mold or mold-contaminated matter of greater than 10 square feet, and the Department of Business and Professional Regulation licenses mold assessors and remediators.
Pembroke Pines states that a building permit is required to construct, enlarge, alter, repair, move, remove or demolish any building or any part of a structure.
- Section 627.70132, Florida Statutes (2026), requires notice of a property insurance claim or reopened claim within 1 year after the date of loss, and of a supplemental claim within 18 months.
- Under s. 627.7152, a policyholder may not assign any post-loss benefit under a residential property insurance policy issued on or after January 1, 2023.
- FEMA's Floodsmart site says most homeowners insurance does not cover flood damage, and to report a flood loss to the insurance provider as soon as possible.
City Utilities' after-hours emergency number is 954-986-5011, for after 5:45 pm Monday-Thursday, Fridays, weekends and holidays.
What affects the cost
Prices vary by provider and by how much was affected, so ask for an estimate. What usually affects the cost:
- How large an area got wet, and for how long
- Whether the water was clean, like a supply line, or contaminated, like sewage or floodwater
- How much material has to come out, such as drywall, flooring or insulation
- Whether mold has started to grow
- Drying equipment and how many days it runs
- Rebuilding after the drying is done
What happens when you call
- You call the number on this page. A short automated assistant asks two or three questions, such as what's wrong and your ZIP code, so we can find the right provider.
- We connect your call to an independent water damage provider who serves Pembroke Pines (33028).
- You talk with the provider directly about the problem, timing and price before any work starts.
Main Street Water Damage doesn't charge you for the referral. The provider sets their own prices and does the work. Calls are recorded for quality and billing.
Around Pembroke Pines
The city's own history of Pembroke Pines names these communities and developments:
- Pembroke Pines #1 and #2 subdivisions
- Pembroke Lakes subdivision
- Century Village condominiums
- Pines Point, a 190-apartment complex (1997)
- Pines Place Senior Residences, three towers with 614 affordable apartments, built 2005-2008
- Academic Village, a campus housing Broward College and Florida International University facilities
The city's January 5, 2009 Water Supply Facilities Work Plan names two booster pump stations. Holly Lakes serves the western end of the city, and Academic Village serves the north-central part. City Hall is at 601 City Center Way, Pembroke Pines, FL 33025.
On May 11, 2026, CBS News Miami reported that smoke from the Max Road Fire in western Broward County was moving toward the Holly Lake community, where city fire and police personnel were stationed.
Questions people ask
What should I do first?
If it's safe, shut off the water at the main valve and turn off power to wet areas. Move valuables out of the water and take photos of the damage.
How long does drying take?
It depends on how much got wet and what it's made of. Your provider measures moisture and can tell you how long their equipment needs to run.
Will insurance cover it?
It depends on your policy and the cause. Sudden leaks are often treated differently from flooding or slow leaks. Check with your insurer and report the claim promptly.
Who will come to my home?
An independent water damage provider who serves Pembroke Pines (33028). Main Street Water Damage connects you; the provider does the work and sets the price.