Permitting Authorities / Village of Palmetto Bay - Building & Permitting Department
Do you need a permit to replace a roof in Palmetto Bay, FL?
Adopted codeVillage of Palmetto Bay - Building & Permitting Department
Yes, a permit is required to replace a roof in Palmetto Bay, FL, issued by Village of Palmetto Bay - Building & Permitting Department. Re-roofing in Palmetto Bay is permit work. The Village's fee schedule (Code of Ordinances Appendix A) has a "Roofing/Re-Roofing/Roof repair" category with a minimum or upfront fee of $113.05 and a fee of $0.156 per square foot for all roof types, and "When work for which a permit is required is commenced prior to obtaining a permit, the permit applicant will be required to pay an additional fee of 100% of the usual permit fee." The Village's Building Permit Application states that "a separate permit must be secured for" roofing, among other trades. Palmetto Bay is in Miami-Dade County, part of the Florida Building Code's High-Velocity Hurricane Zone (HVHZ), where Florida Building Code, Building, Section 1512.3 states: "Permits within the HVHZ shall be required for all work in connection with the application, repair or maintenance of any roofing component or any roofing assembly and/or any of its components except as otherwise permitted in Section 105 of this code." The Village's Roof Package uses the High Velocity Hurricane Zone Uniform Roofing Application Form (Florida Building Code 8th Edition (2023)) with product approval pages, a fire directory listing page, "Design calculations per Chapter 16, or if applicable, RAS 127 or RAS 128," the Village permit application and, for reroofing, the Owner's Notification for Roofing Considerations. All contractors must register with the Village before applying for a permit, and "You are NOT ALLOWED to start ANY work onsite until the Contractor Registration is completed and the permit is approved, issues and posted onsite." Residential roofs are among the permits offered on the Village's same-day "Walkthrough Wednesday" (contractors only). A Notice of Commencement "must be recorded and posted on the job site before the first inspection is performed." Miami-Dade County Code section 8-1 makes the Florida Building Code, with the County's administrative and enforcement provisions and local amendments, "the building code for both the incorporated and unincorporated areas of the County.".
Roof code checklist: Palmetto Bay, FL
| Item | Answer | Code cite | Source | Verified |
|---|---|---|---|---|
| Permit to replace a roof | Yes | library.municode.com | 2026-10-16 | |
| Repair permit threshold | Published | codes.iccsafe.org | 2026-10-16 | |
| Layer limit / roof-over | Published | codes.iccsafe.org | 2026-10-16 | |
| Deck & sheathing | Published | codes.iccsafe.org | 2026-10-16 | |
| Drip edge | Yes | codes.iccsafe.org | 2026-10-16 | |
| Ice & water shield | No | R905.1.2 | codes.iccsafe.org | 2026-10-16 |
| Mid-roof inspection | Not published | |||
| Impact-resistant (Class 4) roofing | Not published | |||
| Wind design criteria | Published | codes.iccsafe.org | 2026-10-16 | |
| Adopted code | Published | Sec. 8-2 | library.municode.com | 2026-10-16 |
| Contractor license / registration | Yes | leg.state.fl.us | 2026-10-16 | |
| Sales & use tax | Published | dr15dss_26.pdf | 2026-10-16 |
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
Village of Palmetto Bay, Florida
Jurisdiction type
city
Address
9705 East Hibiscus Street, Palmetto Bay, FL 33157
Contact
- url: https://www.palmettobay-fl.gov/153/Building-Permit-Process
- phone: 305-259-1250
Roofing permit required
Required
Contractor registration required
Required
Registration details
- state_level: Roofing 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) states 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 anywhere in Florida; 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, if any, and only for the type of work covered by the registration." Section 489.103(7) provides an owner-builder exemption for owners of property "when acting as their own contractor and providing direct, onsite supervision themselves of all work not performed by licensed contractors"; this record does not decide whether a particular reader falls within it.
- county_level: In the High-Velocity Hurricane Zone, Florida Building Code, Building, Section 1512.3.1 calls for the Uniform Roofing Permit Application to be "completed and executed by a licensed contractor." The Village's owner-builder disclosure statement has the owner acknowledge that "a contractor is required by law to be licensed by the state of Florida or Miami-Dade County."
- city_level: The Village states that "ALL CONTRACTORS must register in our NEW Citizen Portal prior to applying for a building permit." Registration requires a completed and notarized Contractor Registration form, the contractor license, a liability insurance certificate naming the Village of Palmetto Bay as certificate holder, workers' compensation coverage or an exemption notice, and an occupational license. The occupational license is a general business tax, not a trade credential. The permit packages offered at the Village's same-day permitting sessions note that "Residential Roofs" are for contractors only.
Permit process note
Re-roofing in Palmetto Bay is permit work. The Village's fee schedule (Code of Ordinances Appendix A) has a "Roofing/Re-Roofing/Roof repair" category with a minimum or upfront fee of $113.05 and a fee of $0.156 per square foot for all roof types, and "When work for which a permit is required is commenced prior to obtaining a permit, the permit applicant will be required to pay an additional fee of 100% of the usual permit fee." The Village's Building Permit Application states that "a separate permit must be secured for" roofing, among other trades. Palmetto Bay is in Miami-Dade County, part of the Florida Building Code's High-Velocity Hurricane Zone (HVHZ), where Florida Building Code, Building, Section 1512.3 states: "Permits within the HVHZ shall be required for all work in connection with the application, repair or maintenance of any roofing component or any roofing assembly and/or any of its components except as otherwise permitted in Section 105 of this code." The Village's Roof Package uses the High Velocity Hurricane Zone Uniform Roofing Application Form (Florida Building Code 8th Edition (2023)) with product approval pages, a fire directory listing page, "Design calculations per Chapter 16, or if applicable, RAS 127 or RAS 128," the Village permit application and, for reroofing, the Owner's Notification for Roofing Considerations. All contractors must register with the Village before applying for a permit, and "You are NOT ALLOWED to start ANY work onsite until the Contractor Registration is completed and the permit is approved, issues and posted onsite." Residential roofs are among the permits offered on the Village's same-day "Walkthrough Wednesday" (contractors only). A Notice of Commencement "must be recorded and posted on the job site before the first inspection is performed." Miami-Dade County Code section 8-1 makes the Florida Building Code, with the County's administrative and enforcement provisions and local amendments, "the building code for both the incorporated and unincorporated areas of the County."
Inspection requirements
Inspections are scheduled through the Village's online portal and "are performed the following business days, unless you request otherwise"; the Inspections Line at 305-259-1250 gives an approximate morning or afternoon time frame on the day of the inspection. "For open air inspections such as fences, driveways, pools, roofs and such, permit paperwork may be left outside in a plastic cover for protection as is the norm for such inspections. These inspections are accomplished without the owner or contractor." The Village's fee schedule charges a reinspection fee of $95.00 each.
Adopted code
Florida Building Code, 8th Edition (2023), effective December 31, 2023, adopted statewide by the Florida Building Commission under Rule 61G20-1.001, Florida Administrative Code, including its High-Velocity Hurricane Zone (HVHZ) provisions. Miami-Dade County Code Chapter 8 makes the Florida Building Code, with the County's administrative provisions and local amendments, the uniform building code "for both the incorporated and unincorporated areas of the County," and incorporates "The provisions of the Florida Building Code as applicable to High Velocity Hurricane Zones" by reference (section 8-2). The County's local technical amendments (section 8-31) reach plumbing and residential water supply provisions, and its local administrative amendment (section 8-32) concerns floodplain administration; none reaches roofing. The Village's own amendments to the Florida Building Code (Code of Ordinances Appendix B) are flood provisions (administrative sections 104.10.1, 107.6.1 and 117, Residential sections R322.2.1 and R322.3.2, and the substantial damage and substantial improvement definitions), and Village Code Chapter 5 contains no technical building provisions. The Village's Roof Package uses the HVHZ Uniform Roofing Application Form under the "Florida Building Code 8th Edition (2023)." Because Palmetto Bay is in the HVHZ, roofing follows Florida Building Code, Building, Sections 1512 through 1525 rather than Chapter 9 of the Residential volume.
Drip edge
Required — In the High-Velocity Hurricane Zone, Florida Building Code, Building, Section 1518.7.3.4 requires for asphalt shingle roofs that "All perimeter termination and valleys shall be fabricated from metal," and Section 1518.7.3.3 states that "Shingles shall not extend more than 1/4 inch (6.4 mm) beyond the eave and rake drip." Section 1517.6.2.1 sets the drip edge profile, and the deck flange "shall be nailed with an approved minimum 12 gage annular ring shank nail at 4 inches (102 mm) o.c." (1517.6.2.6). The HVHZ Uniform Roofing Application in the Village's Roof Package asks for the "Drip Edge Type & Size" of steep-sloped systems. Neither Miami-Dade County Code Chapter 8 nor the Village's Florida Building Code amendments amend these sections. About drip edge
Ice & water shield
Not required — Palmetto Bay is in the High-Velocity Hurricane Zone, where roofing follows Florida Building Code, Building, Sections 1512 through 1525; those sections contain no ice barrier requirement, and the Residential volume's ice barrier section reads "R905.1.2 Ice barriers. Reserved." Neither Miami-Dade County Code Chapter 8 (read in full) nor the Village's Florida Building Code amendments (Code of Ordinances Appendix B, read in full) add one. A self-adhered underlayment used as the underlayment the product approval and Section 1518 call for is not prohibited. About ice & water barrier
Repair permit threshold
In the High-Velocity Hurricane Zone, Florida Building Code, Building, Section 1512.3 requires a permit "for all work in connection with the application, repair or maintenance of any roofing component or any roofing assembly and/or any of its components except as otherwise permitted in Section 105 of this code." Section 105.2.2 allows "Ordinary minor repairs" to be made "with the approval of the building official without a permit." Village Code section 5-1 provides that "The village shall implement building permit exemptions at the discretion of the building official consistent with the Florida Building Code." Section 1521.4 provides: "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." Since July 1, 2026, section 553.79(1)(g), Florida Statutes, 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." It does not apply to "Work on a property that is partially or entirely located in a flood hazard area" or to "Any electrical, plumbing, structural, mechanical, or gas work," requires "a written request for exemption to the local enforcement agency with a copy of the contract," and provides that "A construction project may not be divided into more than one project for the purpose of evading the requirements of this paragraph." The Village's Projects Under $7,500 page notes that "a substantial portion of the Village of Palmetto Bay is located within designated flood hazard areas," so "many residential projects that might otherwise qualify for the exemption may still require permits," and that a request goes in writing to the Building Official with documentation that the work qualifies and is valued at less than $7,500.
Wind design criteria
Palmetto Bay is in Miami-Dade County, and the Florida Building Code defines the High-Velocity Hurricane Zone (HVHZ): "This zone consists of Broward and Miami-Dade counties." Florida Building Code, Building, Section 1620.2 sets the wind velocity (3-second gust) used in structural calculations for Miami-Dade County at 165 mph for Risk Category I, 175 mph for Risk Category II, 186 mph for Risk Category III and 195 mph for Risk Category IV buildings and structures, and Section 1620.3 states: "All buildings and structures shall be considered to be in Exposure Category C, unless Exposure Category D applies, as defined in Section 26.7 of ASCE 7." Miami-Dade County Code section 8-2 adopts "The High Velocity Hurricane Zone roofing requirements with accompanying Roofing Application Standards (RAS)." The HVHZ Uniform Roofing Application in the Village's Roof Package asks for the "Minimum Design Wind Pressures, From Applicable RAS 127 Table or Calculations" for steep-sloped roofs, and its tile sheet notes that the simplified tile calculation method is "only applicable in Broward County." Roofing products are approved by Miami-Dade Notice of Acceptance.
Roof layer limit / recover
Palmetto Bay is in the High-Velocity Hurricane Zone, where reroofing follows Florida Building Code, Building, Section 1521 rather than the Residential code's reroofing section. Miami-Dade County Code Chapter 8 (read in full) and the Village's Florida Building Code amendments (Code of Ordinances Appendix B, read in full) amend nothing in Section 1521 and state no layer limit of their own. Section 1521.9: "One additional roofing system may be applied over an original roofing assembly, providing the existing roofing assembly complies with the requirements of Section 1521." Section 1521.17: "Asphalt shingle assemblies may be applied over one existing layer of asphalt shingles having not more than 1/8-inch (3.2 mm) difference in level in the existing shingle material." Section 1521.16: "No recover application shall take place over existing wood shingles, shakes, slate, tile or metal shingles."
Deck & sheathing requirements
High-Velocity Hurricane Zone rules (Florida Building Code, Building): "All roofing systems and prepared roof coverings shall be installed over solid decks, unless otherwise specifically allowed in other sections of this code" (1515.2.1). On a reroof, no new roofing system may go over a deck "where the roof sheathing has not been fastened in compliance with this code"; "All areas of deteriorated sheathing shall be removed and replaced" (1521.5). For houses built before the Florida Building Code, Florida Building Code, Existing Building, Section 706.7 applies when a roof covering on a wood deck is removed and replaced: "Roof-decking attachment shall be as required by Section 706.7.1" and "A secondary water barrier shall be provided as required by Section 706.7.2," with the exception that "Structures permitted subject to the Florida Building Code are not required to comply with this section." The Village's Roof Package includes an Affidavit of Compliance (Sheathing Affidavit) under section 553.844, Florida Statutes, in which the qualifying agent certifies that "the roof decking attachment and fasteners of the referenced property have been strengthened and corrected, and a secondary water barrier has been provided," and an Owner's Affidavit of Exemption from the roof-to-wall connection retrofit where the building has an insured value of $300,000 or less, was built under the Florida Building Code or the 1994 South Florida Building Code, or the retrofit cannot be completed for 15% of the cost of roof replacement. The Owner's Notification for Roofing Considerations warns that "When replacing roofing, the existing wood roof deck may have to be re-nailed in accordance with the current provisions of Chapter 16 (High Velocity Hurricane Zones) of the Florida Building Code."
Sales & use tax
7% combined: the 6% Florida state sales and use tax plus Miami-Dade County's 1% discretionary sales surtax, which Florida Department of Revenue Form DR-15DSS for Calendar Year 2026 lists as two 0.5% levies, effective January 1, 1992 and January 1, 2003, neither with an expiration date. For roofing, Rule 12A-1.051, F.A.C., lists "Roofing work" among real property contracts and states that "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 that such contractors "should charge no tax to their customers." Repairs and full replacements are treated alike.
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Related guides
The permitting authority for the Village of Palmetto Bay. The Village's Building & Permitting Department registers contractors, takes building permit applications, including roofing permits, reviews plans and performs inspections, through the Village's online portal and its office at Village Hall, 9705 East Hibiscus Street.
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Sources
- palmettobay-fl.gov verified 2026-10-16
- library.municode.com verified 2026-10-16
- leg.state.fl.us verified 2026-10-16
- palmettobay-fl.gov verified 2026-10-16
- palmettobay-fl.gov verified 2026-10-16
- palmettobay-fl.gov verified 2026-10-16
- library.municode.com verified 2026-10-16
- codes.iccsafe.org verified 2026-10-16
- floridarevenue.com verified 2026-10-16
- codes.iccsafe.org verified 2026-10-16