Permitting Authorities / City of Pembroke Pines - Building Department
Do you need a permit to replace a roof in Pembroke Pines, FL?
Adopted codeCity of Pembroke Pines - Building Department
Yes, a permit is required to replace a roof in Pembroke Pines, FL, issued by City of Pembroke Pines - Building Department. The Building Department's page states that projects involving "Installing fences, windows, doors, or roofing will require a building permit", and the department publishes a Re-Roof Permit Checklist. Pembroke Pines is in Broward 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 countywide Broward County amendments to the Florida Building Code (Section 105.3.1.4.10) require a permit for "The application, construction, or repair of any roof covering, as provided in Chapter 15, for work exceeding fifteen hundred dollars ($1,500.00)". The City's building fee schedule (adopted October 1, 2025) has its own "Roofs" line, with a "Maximum Residential Permit Fee" of $500.00, and states that "Work done without permits shall be charged double the required permit fee." The Re-Roof Permit Checklist lists the Broward County Uniform Building Permit Application (Revised 03/09/2026), a Homeowners Association Affidavit of Awareness ("Must be submitted even if you do not belong to an Association"), a Roof to Wall Connection Affidavit "If home is insured or valued over $300,000", an Asbestos Release Form, the Roofing Package (HVHZ), a Rooftop Mounted Equipment Affidavit, and a Notice of Commencement, which "must be recorded, submitted, and displayed prior to scheduling the first inspection for any non-mechanical project with a job value over $5,000." The City's HVHZ roofing package includes the Section 1524 owner's notification for roofing considerations, to be initialled by the owner and signed by the owner and the contractor. Applications are submitted online through the Development Hub or in person; the checklist notes that City Ordinance 2013-09 requires the use of Waste Pro for a roll-off container.
Roof code checklist: Pembroke Pines, FL
| Item | Answer | Code cite | Source | Verified |
|---|---|---|---|---|
| Permit to replace a roof | Yes | ppines.com | 2026-09-26 | |
| Repair permit threshold | Published | library.municode.com | 2026-09-26 | |
| Layer limit / roof-over | Published | codes.iccsafe.org | 2026-09-26 | |
| Deck & sheathing | Published | codes.iccsafe.org | 2026-09-26 | |
| Drip edge | Yes | codes.iccsafe.org | 2026-09-26 | |
| Ice & water shield | Not published | |||
| Mid-roof inspection | Yes | Sec. 110.3 | library.municode.com | 2026-09-26 |
| Impact-resistant (Class 4) roofing | Not published | |||
| Wind design criteria | Published | codes.iccsafe.org | 2026-09-26 | |
| Adopted code | Published | library.municode.com | 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
City of Pembroke Pines, Florida
Jurisdiction type
city
Address
601 City Center Way, 2nd Floor, Pembroke Pines, FL 33025
Contact
- url: https://www.ppines.com/164/The-Building-Department
- phone: 954-435-6502
- email: [email protected]
Permit portal
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 acting as their own contractor when building or improving a one-family or two-family residence "for the occupancy or use of such owners and not offered for sale or lease".
- county_level: Broward County Code Chapter 9 (Contractors) "shall apply countywide" (Sec. 9-1) and lists roofing contractor among the trades of general construction work certified by the Broward County Central Examining Board. Sec. 9-4 requires a certificate of competency from the board before contracting in a regulated trade, except as provided in sections 489.103, 489.113 and 489.503, Florida Statutes, and Sec. 9-26(a) exempts "All persons who have been examined and issued a certificate of competency by the state of Florida". Under Sec. 9-21(a), "applications for building permits will be accepted only from persons holding an appropriate current active state of Florida certificate of competency or a current active certificate of competency issued by the board", who provide business tax receipts and evidence of workers' compensation coverage. The countywide Broward County amendments to the Florida Building Code (Section 105.3.0.1.1) require permit applicants to be qualified under the Central Examining Board's rules, Chapter 9 of the Broward County Code, or Chapter 489, Florida Statutes.
- city_level: The City's permit page states: "If you are a contractor registering to do work in the city or updating your State or Broward County license, General Liability Insurance, or Workers' Compensation Insurance, please submit those documents by email to the Building Department", and its contact chart states that "A contractor must register or update credentials before pulling a permit." The City publishes a Property Owner Acting as Contractor Affidavit for owner-builder permits. Florida Building Code, Building, Section 1512.3.1 (High-Velocity Hurricane Zone) states that the HVHZ Uniform Roofing Permit Application is to be "completed and executed by a licensed contractor". City business tax receipts are a separate, general requirement and are not a contractor credential.
Permit process note
The Building Department's page states that projects involving "Installing fences, windows, doors, or roofing will require a building permit", and the department publishes a Re-Roof Permit Checklist. Pembroke Pines is in Broward 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 countywide Broward County amendments to the Florida Building Code (Section 105.3.1.4.10) require a permit for "The application, construction, or repair of any roof covering, as provided in Chapter 15, for work exceeding fifteen hundred dollars ($1,500.00)". The City's building fee schedule (adopted October 1, 2025) has its own "Roofs" line, with a "Maximum Residential Permit Fee" of $500.00, and states that "Work done without permits shall be charged double the required permit fee." The Re-Roof Permit Checklist lists the Broward County Uniform Building Permit Application (Revised 03/09/2026), a Homeowners Association Affidavit of Awareness ("Must be submitted even if you do not belong to an Association"), a Roof to Wall Connection Affidavit "If home is insured or valued over $300,000", an Asbestos Release Form, the Roofing Package (HVHZ), a Rooftop Mounted Equipment Affidavit, and a Notice of Commencement, which "must be recorded, submitted, and displayed prior to scheduling the first inspection for any non-mechanical project with a job value over $5,000." The City's HVHZ roofing package includes the Section 1524 owner's notification for roofing considerations, to be initialled by the owner and signed by the owner and the contractor. Applications are submitted online through the Development Hub or in person; the checklist notes that City Ordinance 2013-09 requires the use of Waste Pro for a roll-off container.
Inspection requirements
The countywide Broward County amendments to the Florida Building Code (Section 110.3) require inspections "by BORA certified inspectors within their specific disciplines", including a roof sheathing inspection "prior to application of base or anchor coat of roofing" and a roofing inspection "in accordance with Chapter 15 of the FBC, and Section 706 of the FBC, Existing Building"; work for which a permit is required "shall remain accessible and exposed for inspection purposes until approved" (Section 110.1). Under Florida Building Code, Building, Section 1512.4 (High-Velocity Hurricane Zone), shingle, tile and other discontinuous roofs are inspected during or after the base sheet, anchor sheet or underlayment, during installation of any cap sheet and of the roof covering, with a TAS 106 uplift test for adhesive-set and mortar-set tile before the final inspection. The City's Re-Roof Permit Checklist requires a recorded Notice of Commencement to be displayed before the first inspection is scheduled for any non-mechanical project with a job value over $5,000.
Adopted code
Florida Building Code, 8th Edition (2023), effective December 31, 2023 (Rule 61G20-1.001, F.A.C.), including its High-Velocity Hurricane Zone (HVHZ) provisions; the Residential volume defines the HVHZ as consisting "of Broward and Miami-Dade counties". The Broward County Board of Rules and Appeals publishes the Broward County Amendments to the Florida Building Code 8th Edition (2023), adopted December 14, 2023 with amendments effective through March 30, 2026, whose Chapter 1 (Administration) states that its provisions "shall apply countywide in both incorporated and unincorporated areas of Broward County". The Florida Building Commission's registry lists the County of Broward's 2023 amendments as administrative amendments to Building Chapter 1 and technical amendments to other chapters, none in the roofing chapters, and lists no amendments for the City of Pembroke Pines. The Building Department states that it enforces Florida Statutes, the Florida Building Code, Broward County ordinances and City of Pembroke Pines ordinances. Because Pembroke Pines is in the HVHZ, roofing on houses follows Florida Building Code, Building, Sections 1512 through 1525 rather than Chapter 9 of the Residential volume, whose Section R901.1 states: "Exception: Buildings and structures located within the High-Velocity Hurricane Zone shall comply with the provisions of Chapter 44."
Drip edge
Required — In the High-Velocity Hurricane Zone, which includes all of Broward County, 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. Minimum metal requirements are set forth in Section 1517.6 and RAS 111." Section 1517.6.2.1 sets the gravel stop or drip edge profile: "The vertical face shall be a minimum of 1 1/2 inches (38 mm) and shall extend down not less than 1/2 inch (12.7 mm) below the sheathing or other member immediately contiguous thereto. In all cases, the deck flange shall be not less than 2 inches (51 mm) in width. Gravel stop or drip edge shall be sized, designed and installed in compliance with RAS 111." The Broward County amendments to the Florida Building Code amend only its administrative chapter and do not change these sections. About drip edge
Mid-roof inspection
Required — The countywide Broward County amendments to the Florida Building Code (Section 110.3, Required Inspections) list "Roof Sheathing. To be made after placement of panels or planking and sheathing fasteners, prior to application of base or anchor coat of roofing" and "Roofing Inspection. To be made in accordance with Chapter 15 of the FBC, and Section 706 of the FBC, Existing Building." Florida Building Code, Building, Section 1512.4.1 (High-Velocity Hurricane Zone) states that "Certain roofing inspections shall be performed during specific phases of the applications"; for shingle, tile and other discontinuous roofs these include "During or after application of the base sheet, anchor sheet or underlayment of any roofing system" (1512.4.2.1) and "During the installation of any prepared roof covering, such as shingles, tiles, slates, shakes and similar" (1512.4.2.3), with a TAS 106 field verification and static uplift test for adhesive-set and mortar-set tile before the final inspection (1512.4.2.4).
Repair permit threshold
Broward County's countywide amendments to the Florida Building Code (Section 105.2, Work exempt from permit): "Roofing. 1. No permit will be required for maintenance or repair of any roof covering, as provided in Chapter 15, for work not exceeding fifteen hundred dollars ($1,500.00) as determined by the Building Official." The same section exempts "general maintenance or repairs which do not change the occupancy and the value of which does not exceed fifteen hundred dollars ($1,500.00) in labor and material as determined by the Building Official", and Section 105.3.1.4.10 requires a permit for roof covering work "exceeding fifteen hundred dollars ($1,500.00)". State exemption since July 1, 2026, section 553.79(1)(g), Florida Statutes: "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"; "A construction project may not be divided into more than one project for the purpose of evading the requirements of this paragraph"; 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." Separately, the HVHZ 25 percent rule (Florida Building Code, Building, Section 1521.4): "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." Its exception: 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, as applicable."
Wind design criteria
Pembroke Pines is in Broward County, part of the Florida Building Code's High-Velocity Hurricane Zone (HVHZ). Florida Building Code, Building, Section 1620.2 sets the wind velocity (3-second gust) used in structural calculations for Broward County at 156 mph for Risk Category I, 170 mph for Risk Category II, 180 mph for Risk Category III and 185 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." The HVHZ Uniform Roofing Permit Application must include calculations under Chapter 16 (High-Velocity Hurricane Zones) "unless the roofing assembly is less than the height/pressure threshold allowed in the applicable protocols herein" (Section 1512.3.2). Asphalt shingles in the HVHZ are limited to "a roof mean height of 33 feet (10 m), unless otherwise specifically noted in the product approval" (Section 1518.7.2).
Roof layer limit / recover
Pembroke Pines is in the High-Velocity Hurricane Zone, where reroofing follows Florida Building Code, Building, Section 1521 rather than the Residential code's reroofing section; the Broward County amendments to the Florida Building Code do not amend Section 1521. 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." Section 1521.19: "Roof coverings or roofing components, such as tile, slate or similar, shall not be applied over an existing roofing system." Section 1521.5 also bars a roofing system "over an existing roof or over an existing roof deck where the roof sheathing has not been fastened in compliance with this code or where the roof sheathing will not permit effective fastening or where sheathing is water soaked or deteriorated so that effective attachment is not possible."
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", and "The building official shall not be required to inspect the renailing of the sheathing under this section" (1521.5). Where an existing sloped roof has spaced sheathing, the existing prepared roof covering must be removed and "New sheathing shall be applied in compliance with Chapter 16 (High-Velocity Hurricane Zones), or open spacing shall be filled with dimensional lumber to create solid wood sheathing"; "Spaced sheathing is approved for use with wood shakes and wood shingles only" (1521.15). 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 City's HVHZ owner's notification form, signed with the roofing permit, states: "When replacing roofing, the existing wood roof deck may have to be renailed in accordance with the current provisions of Chapter 16 (High Velocity Hurricane Zones)". The Broward County amendments list a roof sheathing inspection "after placement of panels or planking and sheathing fasteners, prior to application of base or anchor coat of roofing".
Sales & use tax
7% combined: the 6% Florida state sales and use tax plus Broward County's 1% discretionary sales surtax, which Florida Department of Revenue Form DR-15DSS for Calendar Year 2026 lists as effective January 1, 2019 with an expiration date of December 31, 2048. The City of Pembroke Pines levies no separate sales tax. 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". The rule's definition of a real property contract covers work to "Erect, construct, alter, repair, or maintain" a building, so repairs and full replacements are treated alike.
Local roofing hub
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Roofing in FloridaState hub
Related guides
The City of Pembroke Pines Building Department issues building permits, including re-roof permits, for properties in the City of Pembroke Pines. It states that it enforces Florida Statutes, the Florida Building Code, Broward County ordinances and City ordinances. Permit applications are filed on the Broward County Uniform Building Permit Application, online through the City's Development Hub or in person at City Center.
Hail reports near Pembroke Pines, FL
- Reports, last 24 months
- 2
- Largest, last 24 months
- 1.25 in May 23, 2025
- Most recent
- May 23, 2025 1.25 in
- Reports, last 5 years
- 12
| Date | Hail size | Distance |
|---|---|---|
| May 23, 2025 | 1.25 in | 4 mi E |
| May 23, 2025 | 1.00 in | 5 mi E |
| Mar 6, 2024 | 0.88 in | 8 mi NNW |
| Mar 3, 2024 | 1.50 in | 8 mi ENE |
| Mar 3, 2024 | 1.00 in | 8 mi ENE |
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 Pembroke Pines, FL (Census point). Data through Sep 30, 2026. A report is an observation, not a damage record.
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Sources
- ppines.com verified 2026-09-26
- ppines.com verified 2026-09-26
- ppines.com verified 2026-09-26
- leg.state.fl.us verified 2026-09-26
- library.municode.com verified 2026-09-26
- library.municode.com verified 2026-09-26
- codes.iccsafe.org verified 2026-09-26
- floridarevenue.com verified 2026-09-26
- codes.iccsafe.org verified 2026-09-26