Permitting Authorities / Manatee County - Development Services Department, Building Division
Do you need a permit to replace a roof in Unincorporated Manatee County, FL?
Adopted codeManatee County - Development Services Department, Building Division
Yes, a permit is required to replace a roof in Unincorporated Manatee County, FL, issued by Manatee County - Development Services Department, Building Division. Re-roofing in unincorporated Manatee County is permitted through the County's Accela Online Services portal. The County's list of work requiring a permit, updated June 16, 2026, names "New Roofs and re-roofs" among activities that "require a State Certified or Locally Licensed Contractor and a Building Permit," noting that mobile homes themselves are "not covered under FBC- license required but no permit"; its list of work that does not require a permit includes, for mobile homes, "Roof Overs (not free standing), re roofs on mobile homes as delivered from factory do not need a permit but does require a license." Residential re-roofs use the "Residential Roof Express" permit, for which "no documents required prior to permit issuance"; the "Roof Standard" permit always requires "Florida Product Approval-NOAs." The County's Building Fee Schedule (effective April 1, 2023) lists "Roof Express (Residential Only)" for "Remove and Replacement of Shingle, Metal, TPO, Tile or Wood Shake" at $153 without virtual inspection and $118 with virtual inspection, and "Roof Standard" at $153; "Work Commencing Before Permit Issuance" is charged "2 times the permit fee." The contractor's inspection sheet states that "A copy of the Notice of Commencement, Re-Nailing Affidavit, & All Product Approvals are required to be uploaded to the portal and posted to the job site." Small jobs: since July 1, 2026, state law requires the County to exempt single-family work valued at less than $7,500 on written request, but the County's permit guide states that the exemption does not apply to structural work and lists "roofing" among the items "with structural requirements and considered structural.".
Roof code checklist: Unincorporated Manatee County, FL
| Item | Answer | Code cite | Source | Verified |
|---|---|---|---|---|
| Permit to replace a roof | Yes | what-does-not-require-a-permit-up... | 2026-09-26 | |
| Repair permit threshold | Published | what-does-not-require-a-permit-up... | 2026-09-26 | |
| Layer limit / roof-over | Published | R908.3 | codes.iccsafe.org | 2026-09-26 |
| Deck & sheathing | Published | nailing-sheathing-affidavit-7-7-2... | 2026-09-26 | |
| Drip edge | Yes | R905.2.8.5 | codes.iccsafe.org | 2026-09-26 |
| Ice & water shield | No | R905.1.2 | codes.iccsafe.org | 2026-09-26 |
| Mid-roof inspection | Yes | roof-inspections-(contractor).doc | 2026-09-26 | |
| Impact-resistant (Class 4) roofing | No | library.municode.com | 2026-09-26 | |
| Wind design criteria | Not published | |||
| Adopted code | Published | Sec. 2-6-1 | mymanatee.org | 2026-09-26 |
| Contractor license / registration | Yes | leg.state.fl.us | 2026-09-26 | |
| Sales & use tax | Published | dr15dss_26.pdf | 2026-09-26 |
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
Manatee County, Florida (unincorporated)
Jurisdiction type
county
Address
9000 Town Center Parkway, Lakewood Ranch, FL 34202
Contact
- url: https://www.mymanatee.org/departments/development-services-department/building-division
- phone: 941-749-3012
Permit portal
Roofing permit required
Required
Contractor registration required
Required
Registration details
- state_level: Roofing contractor is a separately licensed trade in Florida. Section 489.105(3)(e), Florida Statutes, defines a "Roofing contractor" as "a contractor whose services are unlimited in the roofing trade." Section 489.113(2) provides that "A person must be certified or registered in order to engage in the business of contracting in this state." A state-certified contractor may work statewide; under section 489.117(1)(b), "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." Section 489.103(7) contains an owner-builder exemption for owners "acting as their own contractor and providing direct, onsite supervision themselves of all work not performed by licensed contractors," including one-family or two-family residences for the owners' own occupancy or use and not offered for sale or lease; this record does not decide whether a particular reader falls within it.
- county_level: Manatee County Code section 2-6-73(a) provides that before any person engages in constructing or advertises construction services within Manatee County, "they shall be qualified as set forth herein, having either a certificate of competency from Manatee County or a certified license from the State of Florida." The County issues local licenses only for masonry, masonry and concrete, concrete, garage door specialty, and journeyman electrical and plumbing work; it issues no local roofing license. The County's permit guide lists "Roofing (CC & RC)" among state license types and states: "Contractors shall establish a Qualification File with the County prior to performing any work. Please note: Manatee County does not Reciprocate Registered licenses. All Registered license holders must be current and active in Manatee County." The Building Division states that "As of Oct 2014, Registered Contractor Licenses are no longer issued or reciprocated within Unincorporated Manatee County," and that contractors registered before October 2014 may remain active while the license is maintained. Unincorporated Manatee County has no local business tax receipt. For homeowners, the County states that "A homeowner who owns and occupies a 1 or 2 family dwelling can do their own construction work, as long as they can demonstrate that they are knowledgeable of the code requirements of concern. You may not use or hire unlicensed people to help you or to do the work for you," and it issues owner-builder permits on its "Owner-Builder" Application for Contractor Exemption.
Permit process note
Re-roofing in unincorporated Manatee County is permitted through the County's Accela Online Services portal. The County's list of work requiring a permit, updated June 16, 2026, names "New Roofs and re-roofs" among activities that "require a State Certified or Locally Licensed Contractor and a Building Permit," noting that mobile homes themselves are "not covered under FBC- license required but no permit"; its list of work that does not require a permit includes, for mobile homes, "Roof Overs (not free standing), re roofs on mobile homes as delivered from factory do not need a permit but does require a license." Residential re-roofs use the "Residential Roof Express" permit, for which "no documents required prior to permit issuance"; the "Roof Standard" permit always requires "Florida Product Approval-NOAs." The County's Building Fee Schedule (effective April 1, 2023) lists "Roof Express (Residential Only)" for "Remove and Replacement of Shingle, Metal, TPO, Tile or Wood Shake" at $153 without virtual inspection and $118 with virtual inspection, and "Roof Standard" at $153; "Work Commencing Before Permit Issuance" is charged "2 times the permit fee." The contractor's inspection sheet states that "A copy of the Notice of Commencement, Re-Nailing Affidavit, & All Product Approvals are required to be uploaded to the portal and posted to the job site." Small jobs: since July 1, 2026, state law requires the County to exempt single-family work valued at less than $7,500 on written request, but the County's permit guide states that the exemption does not apply to structural work and lists "roofing" among the items "with structural requirements and considered structural."
Inspection requirements
Per the County's re-roofing inspection sheets (revised February 27, 2026): contractor re-roofs of shingle, metal or modified-bitumen roofs take a combined dry-in, flashing and in-progress inspection (800 Express, 139 Standard) and a final (803 Express, 117 Standard); TPO membrane takes an in-progress inspection only, then the final; tile takes a dry-in and flashing inspection before any tile is loaded, an in-progress inspection and a final. Owner-builder re-roofs add a roof sheathing inspection "Required to verify renailing of Existing Decking/Sheathing." A shingle-over-shingle or metal-over-shingle roof-over requires a pre-inspection (805 Express, 156 Standard). Both sheets warn: "Any re-roof permit that did not receive a sheathing inspection, may receive disapproval at final inspection and may be subject to removing all of the roof covering, to allow inspection of the underlayment and nailing of the sheathing." Inspections are scheduled through the Accela portal, by phone at 941-749-3047, by text to 833-392-8861, or virtually through the VuSpex GO app.
Adopted code
Florida Building Code, 8th Edition (2023), Residential volume (2021 International Residential Code base), effective December 31, 2023, adopted statewide by the Florida Building Commission under Rule 61G20-1.001, Florida Administrative Code. Manatee County Code section 2-6-1 adopts "The Florida Building Code as referenced by Florida Statute section 553.73" for the unincorporated county, adopts Florida Building Code - Residential Appendix Q (Tiny Houses), and provides that references to the "Building Code" refer to "the most current Florida Building Code as adopted by the county or as may be deemed automatically adopted by the county under Florida law." The County's Plans Review Section states: "As of Permit Number BLD2401-0000 (January 1, 2024) the following new code will be in effect. Florida Building Code, 8th Edition (2023)." The County's building chapter (Code Chapter 2-6) contains no technical amendments to the roofing provisions, and the Florida Building Commission's local-amendment registry lists no Manatee County amendment to the 2023 code.
Drip edge
Required — Florida Building Code, Residential, 8th Edition (2023), section R905.2.8.5 Drip edge: "Provide drip edge at eaves and gables of shingle roofs. Overlap to be a minimum of 3 inches (76 mm). Eave drip edges shall extend 1/2 inch (13 mm) below sheathing and extend back on the roof a minimum of 2 inches (51 mm). Drip edge shall be installed over the underlayment." It "shall be mechanically fastened a maximum of 12 inches (305 mm) on center," tightening to 4 inches on center where the Vasd is 110 mph or greater or the mean roof height exceeds 33 feet. The requirement is written for shingle roofs. Manatee County's building chapter (Code Chapter 2-6), read in full, does not amend it. The County's re-roofing inspection sheets call for "Portion of drip edge visible" at the combined dry-in, flashing and in-progress inspection (the contractor sheet's Residential Roof Express entry reads "Portions of drip edge visible and nailed to code"), and its Nailing/Sheathing Affidavit asks for the "Drip edge materials, size, gauge, fastener type & spacing," with photographs "to confirm nail spacing including drip edge and valley flashing." About drip edge
Ice & water shield
Not required — Not required. The Florida Building Code, Residential, 8th Edition (2023) reads "R905.1.2 Ice barriers. Reserved." and, for asphalt shingles, "R905.2.7 Ice barrier. Reserved." Neither Manatee County's building chapter (Code Chapter 2-6, read in full) nor any registered County amendment adds an ice barrier. A self-adhering ASTM D1970 underlayment remains a permitted underlayment option under the Florida code; it is not prohibited. About ice & water barrier
Mid-roof inspection
Required — The County's Re-Roofing Inspections (Contractor) sheet (revised February 27, 2026) states that "The below inspections are required for all Residential(EXPRESS) & Commercial(STANDARD) roof replacements." For a shingle, metal or modified-bitumen re-roof under a Residential Roof Express permit, the in-progress inspection is "(800)COMBINED DRY-IN, FLASHING & IN-PROGRESS: 100% of underlayment, 100% of flashing, leave valleys exposed, Portion of starter strip visible and Nailed Complete, Portions of drip edge visible and nailed to code, No More than 50% of roof covering installed on any roof plane/slope/sections," followed by "(803)ROOF FINAL." Tile re-roofs follow a three-step process (dry-in and flashing with "ABSOLUTELY NO TILE LOADED ON ROOF," then in-progress, then final), and a roof-over requires a pre-inspection before work. The Florida Building Code administrative chapter lists a "Roofing inspection" that "Shall at a minimum include the following building components," listed as dry-in, insulation, roof coverings and flashing. Virtual inspections are available through the VuSpex GO app.
Impact-resistant roofing
Not required — Neither the Florida Building Code, Residential, 8th Edition (2023) roofing chapter nor Manatee County's building chapter (Code Chapter 2-6, read in full) requires impact-rated roof coverings; no UL 2218 or Class 4 impact requirement appears in the code as it applies in unincorporated Manatee County or in the County's ordinances. Florida's shingle classifications (ASTM D3161, TAS 107, ASTM D7158) are wind ratings, and the code's windborne-debris "impact" provisions concern protection of windows and doors, not roof coverings.
Repair permit threshold
The County's permit guide (updated June 16, 2026), under "HB 803 (Effective July 1, 2026)," states: "Under HB 803, certain non-structural residential construction projects with a total value of less than $7,500 may qualify for a permit exemption. However, the exemption does not apply to" electrical, plumbing, mechanical or gas work, to "Structural work including (Railings, guards, pool barrier/fences, windows and doors, siding and soffits, roofing, elevated decks are all items with structural requirements and considered structural)," or to "Any work on a property located partially or entirely within a flood hazard area as defined by the Florida Building Code." It adds that "State law also prohibits dividing a larger project into multiple smaller projects to avoid permitting requirements," that the owner or the owner's 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 of the work to be performed," and that "Work performed under an approved permit exemption will not be inspected by County staff." The statute behind it, section 553.79(1)(g), Florida Statutes (effective July 1, 2026), reads: "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," and excludes "Any electrical, plumbing, structural, mechanical, or gas work performed on property containing a single-family dwelling." Whether a particular roof repair is structural is a question for the County's Building Division. The County's guide lists no roof repair among work that does not require a permit. Under the Florida Building Code, Residential, 8th Edition (2023), section R908.1.1, "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 Florida Building Code or later, "only the repaired, replaced, or recovered portion is required to be constructed in accordance with the Florida Building Code in effect."
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: 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 wood shingle or shake, slate, clay, cement or asbestos-cement tile. 3. Where the existing roof has two or more applications of any type of roof covering." Tear-off is also required where blisters are not cut open and secured, or where the existing covering is to be used for attachment and the securement provisions cannot be met. A single re-cover over one existing layer is therefore the most the code allows. Manatee County's building chapter (Code Chapter 2-6), read in full, states no layer limit of its own and does not amend section R908.3. The County's re-roofing inspection sheets agree: a shingle-over-shingle or metal-over-shingle roof-over "Can only be done over one layer of Existing Roof Covering" and "Requires (156)PRE-INSPECTION ROOF OVER (ROOF STANDARD) OR (805)PRE-INSPECTION (ROOF OVER) ROOF EXPRESS"; an older owner-builder sheet still posted by the County adds that the pre-inspection is "so the inspector can inspect the roof to make sure it is ok to put shingle on shingle, no blistering or curled up shingles."
Deck & sheathing requirements
Florida Building Code, Residential, 8th Edition (2023), section R908.7 Wind mitigation: "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." Plank decking "up to 12 inches wide and secured with at least two nails (minimum size 8d) to each roof framing member it crosses shall be deemed to be sufficiently connected"; wood structural panel decks are re-nailed to Table R908.7.1.2. Manatee County requires a notarized Nailing/Sheathing Affidavit (re-roof only), signed by a Florida general, building, residential or roofing contractor, engineer, architect or Chapter 468 building inspector ("Homeowners cannot sign this form"), recording the decking type and size, any replaced sheathing, fastener type and spacing, and whether the sheathing fastener embedment, the secondary water barrier and the roof-to-wall connection have been verified under the Florida Building Code, Existing Building, sections 706.7.1, 706.7.2 and 706.8, with color photographs of each roof plane showing nail spacing. Owner-builder re-roofs take a roof sheathing inspection "Required to verify renailing of Existing Decking/Sheathing." The County's inspection sheets warn that "Any re-roof permit that did not receive a sheathing inspection, may receive disapproval at final inspection and may be subject to removing all of the roof covering, to allow inspection of the underlayment and nailing of the sheathing."
Sales & use tax
7% combined: 6% Florida state sales and use tax plus Manatee County's 1% discretionary sales surtax. The Department of Revenue's Form DR-15DSS for calendar year 2026 lists the Manatee surtax in two 0.5% parts: effective January 1, 2003, expiring December 31, 2032; and effective January 1, 2017, expiring December 31, 2031. Per the Department, the surtax "applies to the first $5,000 of the sales amount on the sale, use, lease, rental, or license to use any item of tangible personal property." Under Rule 12A-1.051, Florida Administrative Code, "Roofing work" is a real property contract, and "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"; such contractors "should charge no tax to their customers, regardless of whether they itemize charges for materials and labor in their proposals or invoices." The rate is the roofer's cost on materials, repair and replacement alike, not a tax charged to the homeowner.
More roof permit pages in Florida
Unincorporated Martin County, FLRoof permit
Unincorporated Miami-Dade County, FLRoof permit
Unincorporated Nassau County, FLRoof permit
Unincorporated Okaloosa County, FLRoof permit
Unincorporated Orange County, FLRoof permit
Roofing in FloridaState hub
Related guides
The permitting authority for unincorporated Manatee County. The Building Division of the Development Services Department issues building and trade permits, including re-roofing permits, through the County's Accela Online Services portal, registers contractors for work in unincorporated Manatee County, and inspects permitted work.
Hail reports near the center of Manatee County, FL
- Reports, last 24 months
- 0
- Largest, last 24 months
- None
- Most recent
- None in 24 months
- Reports, last 5 years
- 3
| Date | Hail size | Distance |
|---|---|---|
| Oct 15, 2022 | 1.00 in | 5 mi WSW |
| Jun 15, 2022 | 1.00 in | 4 mi NW |
| May 31, 2022 | 1.00 in | 9 mi SW |
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 Manatee County, FL. Data through Sep 30, 2026. A report is an observation, not a damage record.
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Sources
- mymanatee.org verified 2026-09-26
- mymanatee.org verified 2026-09-26
- leg.state.fl.us verified 2026-09-26
- mymanatee.org verified 2026-09-26
- mymanatee.org verified 2026-09-26
- mymanatee.org verified 2026-09-26
- codes.iccsafe.org verified 2026-09-26
- library.municode.com verified 2026-09-26
- floridarevenue.com verified 2026-09-26
- mymanatee.org verified 2026-09-26