Do you need a permit to replace a roof in Cleveland Heights, OH?

Roofing questions: Cleveland Heights, OH

Do you need a permit to replace a roof in Cleveland Heights, OH?

Yes, a permit is required to replace a roof in Cleveland Heights, OH. PERMIT REQUIRED, with an exemption the City states in two places that draw the line differently, so this record sets out both. The City's web guidance draws the line at structural work. Its Building FAQ, answering "For what are Building Permits required?", lists "New roof (only if structural work is involved) coverings, window replacements, new siding (except for small areas of replacement), decks, new steps (or rebuilding steps)" among the work that requires a permit, and its Building Permits page says permits are required "for most construction activities except minor repairs, exterior/interior painting, gutters and downspout installations." On those pages a new roof covering is permit work only once the job reaches structure, and the City does not define "structural work". The City's codified building ordinance draws the line at a quarter of the roof. Codified Ordinances section 1301.02(f) requires a building permit "before proceeding with any excavation, grading, construction, alteration, repair, moving or demolition of any dwelling or appurtenant structure," and section 1301.02(y) provides that "Roof repairs of less than 25% of the roof shall not require a permit," with those repairs to "match the adjacent roofing materials in specifications and color as close as possible." The ordinance states no other exemption for roof work and does not mention structural work. The same subsection allows "Not more than 25 percent of the roof covering" to be replaced "in any 2 year period unless the entire roof covering is made to conform with the requirements for roof coverings on new building and other structures." The two tests agree on a repair under a quarter of the roof, which needs no permit under either, and on a job that reaches structure, which is permit work under both. They part on the ordinary reroof: replacing 25 percent or more of the covering with no structural work. The web guidance does not list that job as permit work; the ordinance's text exempts no roof work that large. The state rule adds no exemption of its own: the Residential Code of Ohio's list of work exempt from approval, section 102.10, names no roof work, and its minor repairs clause, section 102.10.2, sets no area or dollar test. The permit requirement this record reports is the one the City enacted and prices; the City's web guidance is the City's own description of when it asks for one, and the Division's answer settles it for a given job. The City's own advice is to "check with the Division of Building BEFORE starting any repair or construction work," at 216-291-4900, Option 1. The permit exists and is priced: the Building Department Permit Fee Schedule lists "Roof" under Other Alterations at a $50 basic fee plus 1 percent of the cost of construction, alongside siding and windows at the same $50 basic fee. Where a required permit is not obtained, the City states that "a Stop-Work Order or Violation Notice will be issued, fees will double and a court summons may be issued for non-compliance or repeat offenders." The codified ordinance backs that with a general penalty, section 1301.02(c): a fine of "not more than one thousand dollars ($1,000) or imprisoned not more than six (6) months, or both," with each day a violation continues "a separate offense."

Is ice & water shield required in Cleveland Heights, OH?

Yes. Required, and required everywhere in Ohio rather than in a mapped zone. Residential Code of Ohio section 905.1.2 conditions the ice barrier on a local history of ice damming "as designated in Table 301.2(1)", and the state's own Table 301.2(1) answers that designation for the whole state: the ICE BARRIER UNDERLAYMENT REQUIRED column reads "Yes", and note h to the table states that "all jurisdictions in Ohio have a history of local damage from the effects of ice damming." So there is no per city determination to look up. The assembly is specified in 905.1.2: the barrier "shall consist of not fewer than two layers of underlayment cemented together, or a self-adhering polymer-modified bitumen sheet shall be used in place of normal underlayment and extend from the lowest edges of all roof surfaces to a point not less than 24 inches (610 mm) inside the exterior wall line of the building." That 24 inches is measured along the slope from where the projected outside face of the wall meets the roof deck. On roofs of 8:12 or steeper the barrier "shall also be applied not less than 36 inches (914 mm) measured along the roof slope from the eave edge of the building." It applies to asphalt shingles, metal roof shingles, mineral surfaced roll roofing, slate and slate-type shingles, wood shingles and wood shakes. One exception travels with it: "Detached accessory structures and roof assemblies terminating at a vertical wall over unconditioned floor areas."

Is drip edge required in Cleveland Heights, OH?

No. Ohio does not prescribe a drip edge, and this is a real difference from the model code the rest of the state code follows. The International Residential Code sets out a drip edge requirement at R905.2.8.5 with dimensions, an overlap and a fastening schedule. Ohio replaced that text entirely. The whole of Residential Code of Ohio section 905.2.8.5 reads: "Drip edge. Refer to Sections 903.1 and 905.1." Those two sections carry no drip edge language of their own; they make the manufacturer's instructions binding. Section 903.1 requires that roof assemblies "be designed and installed in accordance with this code and the approved manufacturer's instructions," and section 905.1 that "Roof coverings shall be applied in accordance with the applicable provisions of this section and the manufacturer's installation instructions." The practical effect for a roofer is that the state code imposes no drip edge of its own, but the shingle manufacturer's published installation instructions do carry the force of the code, and most asphalt shingle instructions require a drip edge. Omitting one against those instructions is still a code violation in Ohio, by way of 903.1 and 905.1 rather than by way of a drip edge section.

Can you roof over an existing roof in Cleveland Heights, OH?

Two total layers. A roof recover over one existing layer is allowed; a recover over two or more is not, so a roof already carrying two coverings must be torn off. Residential Code of Ohio section 908.3.1.1, Roof recover not allowed: "A roof recover shall not be permitted where any of the following conditions occur: 1. Where the existing roof or roof covering is water soaked or has deteriorated to the point that the existing roof or roof covering is not adequate as a base for additional roofing. 2. Where the existing roof covering is slate, clay, cement or asbestos-cement tile. 3. Where the existing roof has two or more applications of any type of roof covering." Note that Ohio's rule has three conditions and none of them is a hail exposure condition, so unlike the older model code editions still in force in some states there is no circumstance here in which a single existing layer must come off on hail grounds alone. Two further rules travel with a recover: where a new covering over wood shingles or shakes would create a combustible concealed space, section 908.4 requires the entire existing surface to be covered with gypsum board, mineral fiber, glass fiber or other approved material first; and under section 908.5 aggregate surfacing "shall not be reinstalled." Cleveland Heights publishes no layer or overlay rule of its own; its codified section 1301.02(y), quoted under adopted code, limits how much of a roof covering may be replaced in a two year period without bringing the whole covering to the new-construction standard, and names no layer count.

Do roofing contractors need a license or registration in Cleveland Heights, OH?

Yes. CITY registration, and there is no state roofing licence above it. Ohio does not license roofers at state level at all: Ohio Revised Code section 4740.01(A) defines the licences the Ohio Construction Industry Licensing Board issues as those for "a heating, ventilating, and air conditioning contractor, refrigeration contractor, electrical contractor, plumbing contractor, or hydronics contractor," and roofing is not among the licensed trades. So the City registration is the whole of the requirement. Cleveland Heights states it plainly: "Contractors must be registered with the City of Cleveland Heights. Since the term 'contractor' includes 'sub-contractors,' they cannot legally work under a 'homeowner' permit unless they are doing work for which a permit is not required." Registration requires a certificate of liability insurance and a bond; the City explains that it exists "by requiring the contractor to provide liability insurance and a bond to ensure fiscal responsibility, the completion of your project, and code-conforming work." The bond form has to go to the insurance company, be signed by the owner of the business, and be submitted in the original alongside the insurance certificate. Homeowners are exempt from registration for work they personally perform on their own established single, two or three family residence, but may not make any connection to a public sewer or water line. The registration requirement is stated without regard to whether a given job is permit work; when a reroof is permit work here is set out under the repair permit threshold.

What building code does Cleveland Heights, OH use?

Residential Code of Ohio, Ohio Administrative Code Chapter 4101:8, effective July 1, 2019. Ohio adopts its residential code as a statewide administrative rule rather than leaving the edition to each municipality: the Ohio Board of Building Standards promulgates it under Ohio Revised Code section 3781.10, and it governs one, two and three family dwellings throughout the state, Cleveland Heights included. Roof assemblies are Chapter 4101:8-9-01, and its section numbers carry no "R" prefix, so the reroofing rule is section 908 and the asphalt shingle rules are section 905. Ohio law does allow a city to add to the state code: Ohio Revised Code section 3781.01(B) provides that the state residential building code "does not prevent a local governing authority from adopting additional regulations governing residential structures that do not conflict with the state residential building code," subject to a Board of Building Standards conflict review, and a regulation the Board finds conflicting and unnecessary to health or safety "is not valid and the local governing authority may not enforce" it. Cleveland Heights adopts the state code in its own Codified Ordinances, Chapter 1301. Section 1301.01 (Ord. 26-2016, passed 4-4-16) adopts the Residential Code of Ohio "as well as any subsequent amendments to the Code, as published in Division 4101:8 of the Ohio Administrative Code," "save and except such portions herein deleted, modified or amended." Section 1301.02, Amendments and Enactments (Ord. 45-2006, passed 6-5-06), read in full, enacts a list of local provisions, four of which bear on a roofing job. Subsection (f), Permits When Required: "A building permit shall be obtained from the Building Official before proceeding with any excavation, grading, construction, alteration, repair, moving or demolition of any dwelling or appurtenant structure." Subsection (y), Replacement of Roof: "Not more than 25 percent of the roof covering of any building or other structure shall be replaced in any 2 year period unless the entire roof covering is made to conform with the requirements for roof coverings on new building and other structures. (Roof repairs of less than 25% of the roof shall not require a permit, however, such repairs shall match the adjacent roofing materials in specifications and color as close as possible.)" Subsection (z), Flashing Installation: "All flashing and counter flashings shall be installed in accord with accepted engineering practice and in a manner so as to preclude the entrance of water." Apart from (y) and (z), no subsection of 1301.02 addresses roof coverings, underlayment, sheathing, roof layers or wind design. One further enacted provision reaches a roofing crew without touching the roof itself. Subsection (a), Building Work Hours: "No person shall construct, erect, alter, demolish, excavate or repair in and about buildings, structures and appurtenances in the City on legal holidays or Sundays nor except between the hours of 7:00 a.m. and 7:00 p.m. on weekdays and Saturdays other than legal holidays, except in the case of urgent necessity or in the interest of public safety, and then only after obtaining written approval from the Building Official." How subsections (f) and (y) sit beside the permit guidance on the City's own web pages is set out under the repair permit threshold.