The Roofing Book

Permitting Authorities / Highlands County - Building Division

Do you need a permit to replace a roof in Unincorporated Highlands County, FL?

Adopted code

Highlands County - Building Division

Yes, a permit is required to replace a roof in Unincorporated Highlands County, FL, issued by Highlands County - Building Division. Residential re-roofing is permitted through the county's eTRAKiT Self-Service Portal, where the Building Division lists "Roof Covering Replacement" under permit type "Roofing," sub-type "Residential or Commercial" (re-installing solar panels for a reroof is a separate "Solar" permit, sub-type "Reinstallation"). The county's Application for Roofing Permit asks the job type (New Construction, Repairs, "Roof Over (Mobile Home only)," or "Remove Roofing & Replace"), the contract price, the roof covering type, pitch, number of squares, underlayment, fastener size, whether sheathing is solid or spaced, and the flashing (valley, rakes, copings, "Eaves Drip," gravel stop), and states "Minor repairs may be performed but all structural repairs shall be performed by a Contractor licensed for the work involved." For a roof replacement the Building Division's "Notice of Intent to Comply: Roof Replacement" (revised 07/15/2026) has the licensed roofing contractor affirm, before a notary, "that I will comply with the roof deck nailing and secondary water barrier requirements ... in accordance with the Florida Building Code – Existing Building, Section 706," and report the approximate area of sheathing replacement and the underlayment, valley and flashing materials. The county's residential building permit application states that "a separate permit must be secured for ... METAL AND TILE ROOFS." Since July 1, 2026 the Building Division accepts a Building Permit Exemption Request (administration fee $25.00) for qualifying single-family work valued at less than $7,500; the exemption does not apply to structural work or to property in a flood zone. In the eTRAKiT portal an application or permit that "has been idle for 180 days or more" expires. The Building Division advises: "When in doubt call the Building division (863) 402-6643.".

Roof code checklist: Unincorporated Highlands County, FL

ItemAnswerCode citeSourceVerified
Permit to replace a roofYesRoofing Permit Application.pdf2026-09-26
Repair permit thresholdPublishedhighlandsfl.gov2026-09-26
Layer limit / roof-overPublishedR908.3codes.iccsafe.org2026-09-26
Deck & sheathingPublishedAff Roof Replace.pdf2026-09-26
Drip edgeYesR905.2.8.5codes.iccsafe.org2026-09-26
Ice & water shieldNoR905.1.2codes.iccsafe.org2026-09-26
Mid-roof inspectionYesSec. 110.3Roofing Permit Application.pdf2026-09-26
Impact-resistant (Class 4) roofingNolibrary.municode.com2026-09-26
Wind design criteriaPublishedmcclibrary.blob.core.usgovcloudapi.net2026-09-26
Adopted codePublishedhighlandsfl.gov2026-09-26
Contractor license / registrationYesleg.state.fl.us2026-09-26
Sales & use taxPublisheddr15dss_26.pdf2026-09-26

Each row comes from the sourced record on this page; full wording is in the table below. "Not published" means no official source for that item was found when the record was last verified.

Jurisdiction
Highlands County, Florida (unincorporated)
Jurisdiction type
county
Address
501 S. Commerce Ave., Sebring, FL 33870
Contact
  • url: https://www.highlandsfl.gov/departments/development_services/building/index.php
  • phone: 863-402-6643
  • email: [email protected]
Permit portal
Permit portal
Roofing permit required
Required
Contractor registration required
Required
Registration details
  • state_level: Roofing contractor is its own licensed trade in Florida (s. 489.105(3)(e), F.S.), and s. 489.113(2), F.S. provides that "A person must be certified or registered in order to engage in the business of contracting in this state." A state-certified roofing contractor may work anywhere in Florida; a state-registered contractor may work only where he or she holds the local competency licence, since "Registration allows the registrant to engage in contracting only in the counties, municipalities, or development districts where he or she has complied with all local licensing requirements" (s. 489.117(1)(b), F.S.). Section 489.103(7), F.S. separately exempts "Owners of property when acting as their own contractor and providing direct, onsite supervision themselves of all work not performed by licensed contractors" when building or improving one-family or two-family residences "for the occupancy or use of such owners and not offered for sale or lease"; this record does not decide whether any reader falls within that exemption.
  • county_level: Highlands County Code Sec. 12.16.400 provides: "All contractors, specialty contractors and handypersons shall register with the Highlands County Building Department prior to contracting work to be performed in Highlands County, Florida." Sec. 12.16.404 adds: "All persons desiring to engage in the business or act in the capacity of any type of contractor or subcontractor, shall have a state-issued or county-issued certificate of competency and be registered with the State of Florida, in accordance with F.S. Ch. 489." The county's Construction Licensing, Enforcement and Appeals Board licenses county contractors. A state-certified contractor registers by filing the county application with a photograph of the qualifier, "A current worker's compensation policy or exemption," and "A copy of your state certification," plus a letter of authorization or power of attorney if anyone other than the license holder will pull permits. A contractor licensed by another Florida county registers by reciprocity: "A letter of reciprocity must be sent directly to us from the county you took the exam in," with "A minimum score of 75.0%" on the trade and business exams, liability insurance, workers' compensation or exemption, a copy of the state registration, and a registration fee of $80.00 for "Contractors addressed in Chapter 489." The county's minimum general liability insurance for contractors other than general and building contractors is "$100,000 bodily injury, $25,000 property damage," with certificates made to the Highlands County Building Division. The county's Application for Roofing Permit asks for the roofer's state and county numbers and certifies that subcontractors "hold a Certificate Of Competency Card in Highlands County." Under Sec. 12.16.409 a contractor may not enter into a written contract unless the state certification or registration number is displayed on it. Under Sec. 12.16.410, owner-builder permit applicants sign "a statement that they will abide by all laws including the hiring of only licensed contractors." Under Sec. 12.16.500, an unlicensed person who violates s. 489.127(1) or s. 489.132(1), F.S. "commits a noncriminal infraction punishable by a civil penalty in the amount of $500.00 for each violation."
Permit process note
Residential re-roofing is permitted through the county's eTRAKiT Self-Service Portal, where the Building Division lists "Roof Covering Replacement" under permit type "Roofing," sub-type "Residential or Commercial" (re-installing solar panels for a reroof is a separate "Solar" permit, sub-type "Reinstallation"). The county's Application for Roofing Permit asks the job type (New Construction, Repairs, "Roof Over (Mobile Home only)," or "Remove Roofing & Replace"), the contract price, the roof covering type, pitch, number of squares, underlayment, fastener size, whether sheathing is solid or spaced, and the flashing (valley, rakes, copings, "Eaves Drip," gravel stop), and states "Minor repairs may be performed but all structural repairs shall be performed by a Contractor licensed for the work involved." For a roof replacement the Building Division's "Notice of Intent to Comply: Roof Replacement" (revised 07/15/2026) has the licensed roofing contractor affirm, before a notary, "that I will comply with the roof deck nailing and secondary water barrier requirements ... in accordance with the Florida Building Code – Existing Building, Section 706," and report the approximate area of sheathing replacement and the underlayment, valley and flashing materials. The county's residential building permit application states that "a separate permit must be secured for ... METAL AND TILE ROOFS." Since July 1, 2026 the Building Division accepts a Building Permit Exemption Request (administration fee $25.00) for qualifying single-family work valued at less than $7,500; the exemption does not apply to structural work or to property in a flood zone. In the eTRAKiT portal an application or permit that "has been idle for 180 days or more" expires. The Building Division advises: "When in doubt call the Building division (863) 402-6643."
Inspection requirements
The county's Application for Roofing Permit lists three inspections: sheathing, dry-in and final ("The inspections shall follow requirements listed in the Florida Building Code"). Inspections are requested through the eTRAKiT Self-Service Portal. On a roof replacement the licensed roofing contractor's notarized "Notice of Intent to Comply: Roof Replacement" initials that the "Sheathing nailed minimum 6 inches at seams and 6 inches in field" and that "All existing roof penetrations (vents/ducts) intact and flashed," and the form states "BUILDING DEPARTMENT RESERVES THE RIGHT TO PERFORM ON-SITE PROGRESS INSPECTIONS."
Adopted code
Florida Building Code, 8th Edition (2023), Residential (2021 IRC base), effective December 31, 2023, adopted by the Florida Building Commission in Rule 61G20-1.001, F.A.C. Under s. 553.73(6), F.S., the code "is deemed adopted for use statewide without adoptions by local government." The Building Division's Florida Building Codes (Effective Dates) page lists "2023 (8th Edition) Florida Building Code Original - Effective Dec. 31, 2023." Highlands County's own Building Code (Code of Ordinances, Chapter 12, Article 16, "The Standard Administrative Code for Highlands County, Florida"), read in full, is administrative: it establishes the building department, permits, inspections and contractor licensing, and makes no technical amendment to the Florida Building Code's roofing provisions. The county's one building-code technical provision in its Land Development Regulations, Sec. 12.04.216, locates the county's wind speed line (see wind design criteria).
Drip edge
Required — Required on shingle roofs. Florida Building Code, Residential, 8th Edition (2023), Section R905.2.8.5: "Provide drip edge at eaves and gables of shingle roofs." It also requires a 3-inch minimum overlap and mechanical fastening at a maximum of 12 inches on center (4 inches where the allowable stress design wind speed, Vasd, is 110 mph or greater or the mean roof height exceeds 33 feet). Highlands County's Building Code (Code of Ordinances, Chapter 12, Article 16), read in full, makes no technical amendment to Chapter 9. The county's Application for Roofing Permit asks the applicant to list the "Eaves Drip" flashing. About drip edge
Ice & water shield
Not required — Not required anywhere in Florida. Florida Building Code, Residential, 8th Edition (2023) reads "R905.1.2 Ice barriers. Reserved." Highlands County's Building Code (Code of Ordinances, Chapter 12, Article 16), read in full, makes no technical amendment to Chapter 9. A full-deck ASTM D1970 self-adhering underlayment remains one of the code's permitted underlayment methods for shingle roofs (Section R905.1.1.1). About ice & water barrier
Mid-roof inspection
Required — Highlands County's Application for Roofing Permit states "The inspections shall follow requirements listed in the Florida Building Code" and lists three: "1. Sheathing 2. Dry-In" and a final. The Building Division's roof replacement affidavit adds: "BUILDING DEPARTMENT RESERVES THE RIGHT TO PERFORM ON-SITE PROGRESS INSPECTIONS." Florida Building Code, Building, Section 110.3 likewise lists a "Roofing inspection" that "Shall at a minimum include the following building components": dry-in, insulation, roof coverings and flashing.
Impact-resistant roofing
Not required — Highlands County's Building Code (Code of Ordinances, Chapter 12, Article 16), read in full, makes no technical amendment to the Florida Building Code; no UL 2218 or Class 4 impact requirement for roof coverings appears in the Florida Building Code, Residential, 8th Edition (2023), Chapter 9, or in the county's adopted code. Florida's shingle classifications (ASTM D3161, TAS 107, ASTM D7158) are wind ratings, not hail-impact ratings.
Repair permit threshold
Highlands County's "When is a Permit needed?" page states: "Effective July 1, 2026, certain projects having a valuation of under $7500 undertaken at single-family homes do not require a permit. This exemption does not apply to structural, plumbing, electrical, fuelgas, or mechanical alterations, and does not apply if the subject property is located in a flood zone. To qualify, you must apply for an exemption at the Building Department by showing proof of project valuation. Or online at eTrackit under Permit Exemption Request." The county's Building Permit Exemption Request form (dated 7/1/2026) carries a $25.00 administration fee, requires "Copy of Written Contract or other documentation demonstrating the nature and scope of work," and states that "Phasing or subdividing a project into smaller contracts to remain under the $7,500 threshold is prohibited and will void the exemption." The statute the page applies is s. 553.79(1)(g), F.S.: "A local government that issues building permits shall exempt an owner of a single-family dwelling or the owner's contractor from the requirement to obtain a building permit to perform any work valued at less than $7,500 on the owner's property." It does not apply to "Work on a property that is partially or entirely located in a flood hazard area as defined by the Florida Building Code" or to "Any electrical, plumbing, structural, mechanical, or gas work performed on property containing a single-family dwelling," and the owner or contractor "must submit a written request for exemption to the local enforcement agency with a copy of the contract or other documentation demonstrating the nature and the value of the work to be performed." Outside that exemption, roof repairs are permit work in Highlands County: the county's Application for Roofing Permit lists "Repairs" as a roofing permit type. Florida Building Code, Building, Section 105.2.2 also allows "Ordinary minor repairs" to be made "with the approval of the building official without a permit"; the Building Division has published no statement applying that relief to roof work. Separately, Florida Building Code, Residential, Section R908.1.1 provides that "Not more than 25 percent of the total roof area or roof section of any existing building or structure shall be repaired, replaced or recovered in any 12-month period unless the roof covering on the entire existing roof system or roof section is replaced or recovered to conform to the requirements of this code," except that where the existing roof was built, repaired or replaced under the 2007 or a later Florida Building Code, "only the repaired, replaced, or recovered portion is required to be constructed in accordance with the Florida Building Code in effect."
Wind design criteria
Highlands County publishes its own ultimate design wind speed maps in its Technical Standards Manual, Section Seven, Illustrations 7-EE, 7-FF and 7-GG ("HIGHLANDS ... Ultimate Design Wind Speeds," maps amended February 21-22, 2012, citing the Florida Building Code 2010 among their sources). Illustration 7-FF: "Risk Category II Buildings: North of SR 70 and West of CR 721 is wind speed 130, the rest of the County is wind speed 140." Illustration 7-EE: "Category I Buildings: North of SR 70 and West of CR 721 is wind speed 120, the rest of the County is wind speed 130." Illustration 7-GG: "Category III and IV Buildings: Entire County is wind speed 140." The dividing line is enacted in Land Development Regulations Sec. 12.04.216 (Ord. No. 11-12-14): "For the purpose of establishing a new wind speed line pursuant to Section 1609.3 of the Florida Building Code (2010), the wind speed line in Highlands County shall commence on the county line on State Road 70 for point of beginning, thence easterly on State Road 70 to County Road 721, thence northerly on County Road 721 to U.S. Highway 98, thence northeasterly on U.S. Highway 98 to the county line." Both the maps and the ordinance were drawn under the 2010 edition of the Florida Building Code; the Building Division's pages and roofing forms state no design wind speed under the 8th Edition (2023).
Roof layer limit / recover
Florida Building Code, Residential, 8th Edition (2023), Section R908.3 (Recovering versus replacement): "New roof coverings shall not be installed without first removing all existing layers of roof coverings where any of the following conditions occur: ... 3. Where the existing roof has two or more applications of any type of roof covering." A tear-off is also required where the existing roof is water soaked or deteriorated, where the existing covering is wood shingle or shake, slate, clay, cement or asbestos-cement tile, where unrepaired blisters exist, or where the existing covering cannot meet the securement provisions for the new system. The code applies statewide, and Highlands County's Building Code (Code of Ordinances, Chapter 12, Article 16), read in full, amends nothing in the reroofing section. The county's own Application for Roofing Permit (revised 11-2019), however, lists a roof over only as "Roof Over (Mobile Home only)," beside "Remove Roofing & Replace."
Deck & sheathing requirements
On a roof replacement in Highlands County, the licensed roofing contractor signs the Building Division's notarized "Notice of Intent to Comply: Roof Replacement" (revised 07/15/2026), affirming "that I will comply with the roof deck nailing and secondary water barrier requirements ... in accordance with the Florida Building Code – Existing Building, Section 706," stating the "Approximate area of sheathing replacement," and initialing "Sheathing nailed minimum 6 inches at seams and 6 inches in field." The county's Application for Roofing Permit asks whether sheathing is solid or spaced and lists a sheathing inspection. The matching residential provision, Florida Building Code, Residential, 8th Edition (2023), Section R908.7 (Wind mitigation), reads: "When a roof covering on an existing structure with a sawn lumber, wood plank or wood structural panel roof deck is removed and replaced, the following procedures shall be permitted to be performed by the roofing contractor: (a) Roof-decking attachment shall be as required by Section R908.7.1. (b) A secondary water barrier shall be provided as required by Section R908.7.2. Exception: Structures permitted subject to the Florida Building Code are not required to comply with this section." Section R908.7.1 sets the deck-fastening rules for existing wood decks (it treats an 8d nail as at least 0.113 inch in diameter and 2-1/4 inches long), and Section R908.7.2 reads: "When a roof covering is removed and replaced, a secondary water barrier shall be installed in accordance with Section R905.1.1 or Section 1518.2 of the Florida Building Code, Building."
Sales & use tax
7.5% combined: 6% Florida state sales and use tax plus a 1.5% Highlands County discretionary sales surtax, made up of a 1% levy effective November 1, 1989 with an expiration date of December 31, 2033, and a 0.5% levy effective January 1, 2017 with an expiration date of December 31, 2036 (Florida Department of Revenue form DR-15DSS, Discretionary Sales Surtax Information for Calendar Year 2026). Roofing work is classified as a real property contract (Rule 12A-1.051(17)(cc), F.A.C.). Under Rule 12A-1.051(4), "Contractors are the ultimate consumers of materials and supplies they use to perform real property contracts and must pay tax on their costs of those materials and supplies, unless the contractor has entered a retail sale plus installation contract," and they "should charge no tax to their customers, regardless of whether they itemize charges for materials and labor in their proposals or invoices." The same treatment applies to a roof repair and a full replacement.

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The Building Division of Highlands County Development Services issues building permits, including roofing permits, performs inspections and registers and licenses contractors for unincorporated Highlands County, Florida, from its office at 501 S. Commerce Ave. in Sebring. Permits are applied for through the county's eTRAKiT Self-Service Portal.

No NOAA hail reports within 10 miles of the center of Highlands County, FL in the last 5 years (data through Sep 30, 2026).

Source: NOAA Storm Prediction Center severe weather database and daily storm reports (reports since the start of the current year are preliminary), within 10 miles of the center of Highlands County, FL. Data through Sep 30, 2026. A report is an observation, not a damage record.

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Sources

Roofing questions: Unincorporated Highlands County, FL

Do you need a permit to replace a roof in Unincorporated Highlands County, FL?

Yes, a permit is required to replace a roof in Unincorporated Highlands County, FL. Highlands County's "When is a Permit needed?" page states: "Effective July 1, 2026, certain projects having a valuation of under $7500 undertaken at single-family homes do not require a permit. This exemption does not apply to structural, plumbing, electrical, fuelgas, or mechanical alterations, and does not apply if the subject property is located in a flood zone. To qualify, you must apply for an exemption at the Building Department by showing proof of project valuation. Or online at eTrackit under Permit Exemption Request." The county's Building Permit Exemption Request form (dated 7/1/2026) carries a $25.00 administration fee, requires "Copy of Written Contract or other documentation demonstrating the nature and scope of work," and states that "Phasing or subdividing a project into smaller contracts to remain under the $7,500 threshold is prohibited and will void the exemption." The statute the page applies is s. 553.79(1)(g), F.S.: "A local government that issues building permits shall exempt an owner of a single-family dwelling or the owner's contractor from the requirement to obtain a building permit to perform any work valued at less than $7,500 on the owner's property." It does not apply to "Work on a property that is partially or entirely located in a flood hazard area as defined by the Florida Building Code" or to "Any electrical, plumbing, structural, mechanical, or gas work performed on property containing a single-family dwelling," and the owner or contractor "must submit a written request for exemption to the local enforcement agency with a copy of the contract or other documentation demonstrating the nature and the value of the work to be performed." Outside that exemption, roof repairs are permit work in Highlands County: the county's Application for Roofing Permit lists "Repairs" as a roofing permit type. Florida Building Code, Building, Section 105.2.2 also allows "Ordinary minor repairs" to be made "with the approval of the building official without a permit"; the Building Division has published no statement applying that relief to roof work. Separately, Florida Building Code, Residential, Section R908.1.1 provides that "Not more than 25 percent of the total roof area or roof section of any existing building or structure shall be repaired, replaced or recovered in any 12-month period unless the roof covering on the entire existing roof system or roof section is replaced or recovered to conform to the requirements of this code," except that where the existing roof was built, repaired or replaced under the 2007 or a later Florida Building Code, "only the repaired, replaced, or recovered portion is required to be constructed in accordance with the Florida Building Code in effect."

Is ice & water shield required in Unincorporated Highlands County, FL?

No. Not required anywhere in Florida. Florida Building Code, Residential, 8th Edition (2023) reads "R905.1.2 Ice barriers. Reserved." Highlands County's Building Code (Code of Ordinances, Chapter 12, Article 16), read in full, makes no technical amendment to Chapter 9. A full-deck ASTM D1970 self-adhering underlayment remains one of the code's permitted underlayment methods for shingle roofs (Section R905.1.1.1).

Is drip edge required in Unincorporated Highlands County, FL?

Yes. Required on shingle roofs. Florida Building Code, Residential, 8th Edition (2023), Section R905.2.8.5: "Provide drip edge at eaves and gables of shingle roofs." It also requires a 3-inch minimum overlap and mechanical fastening at a maximum of 12 inches on center (4 inches where the allowable stress design wind speed, Vasd, is 110 mph or greater or the mean roof height exceeds 33 feet). Highlands County's Building Code (Code of Ordinances, Chapter 12, Article 16), read in full, makes no technical amendment to Chapter 9. The county's Application for Roofing Permit asks the applicant to list the "Eaves Drip" flashing.

Can you roof over an existing roof in Unincorporated Highlands County, FL?

Florida Building Code, Residential, 8th Edition (2023), Section R908.3 (Recovering versus replacement): "New roof coverings shall not be installed without first removing all existing layers of roof coverings where any of the following conditions occur: ... 3. Where the existing roof has two or more applications of any type of roof covering." A tear-off is also required where the existing roof is water soaked or deteriorated, where the existing covering is wood shingle or shake, slate, clay, cement or asbestos-cement tile, where unrepaired blisters exist, or where the existing covering cannot meet the securement provisions for the new system. The code applies statewide, and Highlands County's Building Code (Code of Ordinances, Chapter 12, Article 16), read in full, amends nothing in the reroofing section. The county's own Application for Roofing Permit (revised 11-2019), however, lists a roof over only as "Roof Over (Mobile Home only)," beside "Remove Roofing & Replace."

Do roofing contractors need a license or registration in Unincorporated Highlands County, FL?

Yes.

What building code does Unincorporated Highlands County, FL use?

Florida Building Code, 8th Edition (2023), Residential (2021 IRC base), effective December 31, 2023, adopted by the Florida Building Commission in Rule 61G20-1.001, F.A.C. Under s. 553.73(6), F.S., the code "is deemed adopted for use statewide without adoptions by local government." The Building Division's Florida Building Codes (Effective Dates) page lists "2023 (8th Edition) Florida Building Code Original - Effective Dec. 31, 2023." Highlands County's own Building Code (Code of Ordinances, Chapter 12, Article 16, "The Standard Administrative Code for Highlands County, Florida"), read in full, is administrative: it establishes the building department, permits, inspections and contractor licensing, and makes no technical amendment to the Florida Building Code's roofing provisions. The county's one building-code technical provision in its Land Development Regulations, Sec. 12.04.216, locates the county's wind speed line (see wind design criteria).