Pine Township - Building, Planning & Zoning Department

Township of Pine, Pennsylvania (Allegheny County)

city

230 Pearce Mill Road, Wexford, PA 15090

Required

Pine Township's code and pages do not say whether a house reroof needs a permit. Chapter 44 of the Township Code (Ord. No. 268, July 6, 1999) adopts the "International One- and Two-Family Dwelling Code/1998 Edition," including its provisions "for the issuance of permits therefor," and the "BOCA National Building Code/1999, Fourteenth Edition"; Section 46-5 A keeps building code ordinances adopted on or before July 1, 1999 "which equal or exceed the requirements of the code" in force, and Section 46-5 C names Chapter 44 among existing provisions that "shall remain in full force and effect." Neither chapter names roof work in its own text; the 1998 and 1999 model codes Chapter 44 adopts, whose permit sections would bear on repairs, are not published with the Township Code and were not read; and this record does not decide how Section 46-5 bears on Chapter 44. The department's pages name no roof work, its Construction/Building Permit Application offers "Alteration" with no roofing line, and its fee schedule (Resolution No. 1131, effective August 21, 2023) prices building permits by valuation with no roofing line. A transportation impact fee study adopted by Resolution No. 1211 says its review of building permits issued in the Township between 2016 and August 2025 counted new dwelling units only and that "Permits for decks, roofs, sheds, accessory structures, and interior renovations were excluded." Under state law, Act 45 section 104(b)(5) and (6) list "Alterations to residential buildings which do not make structural changes or changes to means of egress" and "Repairs to residential buildings" among work the Act does not apply to, "except as might be required by ordinances in effect pursuant to section 303(b)(1) or adopted pursuant to section 503," and 34 Pa. Code 403.62(c) says "A permit is not required for the exceptions listed in § 403.1(b) (relating to scope) and the following, if the work does not violate a law or ordinance." This record does not state whether a permit is required for a house reroof in Pine Township; ask the Building, Planning & Zoning Department at 724-625-1591 before starting, or PCS at 724-449-2633 on Building Code questions. Applications can be made through the Township's online permitting portal. The department is open 8:00 A.M. to 4:30 P.M., Monday through Friday. Read for this answer: Chapter 46 of the Township Code, Construction Codes, Uniform (Sections 46-1 to 46-8), and Chapter 44, Building Construction, in full; Chapter A144, Fees; every page of searches of the whole Township Code and its new laws for "roof" and "reroofing," which found no permit provision naming roof work; the Building, Planning & Zoning and Permits pages; the residential Construction/Building Permit Application; and the fee schedule and Resolution No. 1131.

The 2021 International Residential Code, as adopted by the State in the Pennsylvania Uniform Construction Code (UCC). 34 Pa. Code 403.21(a)(7) adopts "The 'International Residential Code of 2021,' except that:" followed by the State's list of exclusions and modifications, effective January 1, 2026 (55 Pa.B. 7701). None of the State's changes touches Chapter 9, Roof Assemblies, or Section R803, Roof Sheathing, so those apply as the International Code Council publishes them. Work on existing buildings is also pointed to the State's existing-building code: "The repair, alteration, change of occupancy, addition and relocation of existing buildings must comply with Chapter 34 of the 'International Building Code of 2021' or with the 'International Existing Building Code of 2021'" (34 Pa. Code 403.21(f)). The UCC is the minimum everywhere in the state: "no municipality may propose or enact any ordinance which is less than the minimum requirement of the Uniform Construction Code" (Pennsylvania Construction Code Act, Act 45 of 1999, section 503(b)). The Act also lists work it "shall not apply to", including "Alterations to residential buildings which do not make structural changes or changes to means of egress" or to "Repairs to residential buildings," in each case "except as might be required by ordinances" kept in force under section 303(b)(1) or adopted under section 503 (Act 45 section 104(b)(5) and (6); 34 Pa. Code 403.1(b)(8) and (9)). The Act defines a repair as "The reconstruction or renewal of any part of an existing building for the purpose of its maintenance." So whether the code's roofing rules reach a given house reroof depends on the municipality's own ordinances. Everything above is Pennsylvania state law, the same in every municipality. Locally, Pine Township administers the code through its Building, Planning & Zoning Department with a third-party agency for review and inspection: Section 46-1 of the Township Code says "The Township of Pine hereby elects to administer and to enforce the provisions of the Pennsylvania Construction Code Act," the department's page says it is "responsible for the review of applications, issuance of permits and inspection of properties for compliance with Township Building, Zoning and Fire Codes," and its Permits page says "The Township of Pine outsources all inspections and Building Code reviews and approvals to Professional Code Services, Inc. (PCS)." The department is at 230 Pearce Mill Road, Wexford. Section 46-2 adopts the Uniform Construction Code, "as amended from time to time," as the municipal building code, and Chapter 46 changes nothing in the code's roofing provisions. The department's page says that from January 1, 2026, "If there is no contract in place, then the project must meet 2021 ICC Code adoption," while its Permits page still carries a 2022 notice on the 2018 codes, and Chapter 44 of the Township Code adopts the International One- and Two-Family Dwelling Code, 1998 Edition, and the BOCA National Building Code, 1999; this record has not read the 1998 or 1999 model code text and does not decide which text the Township applies to roof work.

Not required — No impact-resistance requirement under state law. The State's adoption of the 2021 International Residential Code (34 Pa. Code 403.21) contains no hail or impact rule, and it makes no change to the code's roof assemblies chapter, which itself has no UL 2218, Class 4 or hail-impact requirement for roof coverings. A municipality could add one only by an ordinance that equals or exceeds the Uniform Construction Code under Act 45 section 503, filed with the Department of Labor and Industry; none of the filings on the Department's register of municipal code change ordinances mentions hail or impact resistance. An owner may still choose an impact-rated roof covering. Everything above is Pennsylvania state law, the same in every municipality. Locally, Pine Township administers the code through its Building, Planning & Zoning Department with a third-party agency for review and inspection: Section 46-1 of the Township Code says "The Township of Pine hereby elects to administer and to enforce the provisions of the Pennsylvania Construction Code Act," the department's page says it is "responsible for the review of applications, issuance of permits and inspection of properties for compliance with Township Building, Zoning and Fire Codes," and its Permits page says "The Township of Pine outsources all inspections and Building Code reviews and approvals to Professional Code Services, Inc. (PCS)." The department is at 230 Pearce Mill Road, Wexford. Chapters 44 and 46 of the Township Code, as codified, and the department's pages set no UL 2218, Class 4 or hail-impact requirement; the department's page names the 2021 ICC codes, and this record has not read the 1998 and 1999 model codes Chapter 44 adopts.

Pine Township's code and pages do not say whether a house reroof needs a permit. Chapter 44 of the Township Code (Ord. No. 268, July 6, 1999) adopts the "International One- and Two-Family Dwelling Code/1998 Edition," including its provisions "for the issuance of permits therefor," and the "BOCA National Building Code/1999, Fourteenth Edition"; Section 46-5 A keeps building code ordinances adopted on or before July 1, 1999 "which equal or exceed the requirements of the code" in force, and Section 46-5 C names Chapter 44 among existing provisions that "shall remain in full force and effect." Neither chapter names roof work in its own text; the 1998 and 1999 model codes Chapter 44 adopts, whose permit sections would bear on repairs, are not published with the Township Code and were not read; and this record does not decide how Section 46-5 bears on Chapter 44. The department's pages name no roof work, its Construction/Building Permit Application offers "Alteration" with no roofing line, and its fee schedule (Resolution No. 1131, effective August 21, 2023) prices building permits by valuation with no roofing line. A transportation impact fee study adopted by Resolution No. 1211 says its review of building permits issued in the Township between 2016 and August 2025 counted new dwelling units only and that "Permits for decks, roofs, sheds, accessory structures, and interior renovations were excluded." Under state law, Act 45 section 104(b)(5) and (6) list "Alterations to residential buildings which do not make structural changes or changes to means of egress" and "Repairs to residential buildings" among work the Act does not apply to, "except as might be required by ordinances in effect pursuant to section 303(b)(1) or adopted pursuant to section 503," and 34 Pa. Code 403.62(c) says "A permit is not required for the exceptions listed in § 403.1(b) (relating to scope) and the following, if the work does not violate a law or ordinance." This record does not state whether a permit is required for a house reroof in Pine Township. State law sets no square-footage or percentage threshold for roof work; any threshold is set locally. The Uniform Construction Code "does not apply to" "Alterations to residential buildings which do not make structural changes or changes to means of egress, except as required by ordinances in effect under sections 303(b)(1) or 503 of the act" or to "Repairs to residential buildings, except as required by ordinances in effect under sections 303(b)(1) and 503 of the act" (34 Pa. Code 403.1(b)(8) and (9)), and "A permit is not required for the exceptions listed in § 403.1(b) (relating to scope) and the following, if the work does not violate a law or ordinance" (34 Pa. Code 403.62(c)). For houses the regulation adds: "An ordinary repair does not require a permit." Its list of work that is not an ordinary repair names cutting away a load-bearing wall, "The removal or cutting of any structural beam or load-bearing support," changes to a required means of egress, and new or relocated piping, wiring or mechanical work (34 Pa. Code 403.62(d)); roofing is not named. A municipality may require more: under Act 45 section 503(c) it "may enact ordinances pursuant to this section which adopt additional code requirements for alterations or repairs to residential buildings," after a public hearing and after filing the proposed ordinance with the Department of Labor and Industry. These rules concern a "Residential building," which the regulation defines as "Detached one-family and two-family dwellings and townhouses which are not more than three stories above grade plane in height with a separate means of egress and their accessory structures" (34 Pa. Code 401.1). Everything above is Pennsylvania state law, the same in every municipality. Locally, Pine Township administers the code through its Building, Planning & Zoning Department with a third-party agency for review and inspection: Section 46-1 of the Township Code says "The Township of Pine hereby elects to administer and to enforce the provisions of the Pennsylvania Construction Code Act," the department's page says it is "responsible for the review of applications, issuance of permits and inspection of properties for compliance with Township Building, Zoning and Fire Codes," and its Permits page says "The Township of Pine outsources all inspections and Building Code reviews and approvals to Professional Code Services, Inc. (PCS)." The department is at 230 Pearce Mill Road, Wexford. No Township text read for this record sets an area or cost threshold for roof work.

Two layers at most where the state code reaches the job. Pennsylvania adopts the 2021 International Residential Code without changing its reroofing section, R908 (34 Pa. Code 403.21(a)(7); the State's list of changes names no Chapter 9 section). Section R908.3.1.1 says "A roof recover shall not be permitted where any of the following conditions occur," and the third condition is "Where the existing roof has two or more applications of any type of roof covering." So one existing layer may be covered once, and a roof that already has two layers is torn off to the deck. The same section also bars a recover "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" and "Where the existing roof covering is slate, clay, cement or asbestos-cement tile." The existing-building code the State also adopts, the 2021 International Existing Building Code (34 Pa. Code 403.21(f)), carries the same three conditions in Section 705.2.1.1. These rules bind work the Uniform Construction Code reaches. The Act does not apply to "Repairs to residential buildings" or to alterations that make no structural change, "except as might be required by ordinances" (Act 45 section 104(b)(5) and (6)), so whether R908 binds a particular house reroof turns on that exclusion and on the municipality's own ordinances. Everything above is Pennsylvania state law, the same in every municipality. Locally, Pine Township administers the code through its Building, Planning & Zoning Department with a third-party agency for review and inspection: Section 46-1 of the Township Code says "The Township of Pine hereby elects to administer and to enforce the provisions of the Pennsylvania Construction Code Act," the department's page says it is "responsible for the review of applications, issuance of permits and inspection of properties for compliance with Township Building, Zoning and Fire Codes," and its Permits page says "The Township of Pine outsources all inspections and Building Code reviews and approvals to Professional Code Services, Inc. (PCS)." The department is at 230 Pearce Mill Road, Wexford. Chapter 46 of the Township Code changes nothing in the code's reroofing provisions, and no ordinance reaching residential reroofing was found in the chapters read. The department's page says that from January 1, 2026, "If there is no contract in place, then the project must meet 2021 ICC Code adoption," while its Permits page still carries a 2022 notice on the 2018 codes, and Chapter 44 of the Township Code adopts the International One- and Two-Family Dwelling Code, 1998 Edition, and the BOCA National Building Code, 1999; the text above is the 2021 edition's, and this record has not read the 1998 or 1999 model code reroofing text.

State rules from the base code, where the state code reaches the job. Pennsylvania adopts the 2021 International Residential Code without changing Section R803, Roof Sheathing (34 Pa. Code 403.21(a)(7); the State's changes to Chapter 8 are to ridge framing and attic ventilation). Lumber roof sheathing follows Table R803.1: over rafters or beams 24 inches apart it must be at least 5/8 inch net thick. Wood structural panels "shall be identified for grade, bond classification and performance category by a grade mark or certificate of inspection issued by an approved agency," and their spans "shall not exceed the values set forth in Table R503.2.1.1(1) or APA E30." For shingles, "Asphalt shingles shall be fastened to solidly sheathed decks" (R905.2.1), and on any reroof "The structural roof components shall be capable of supporting the roof covering system and the material and equipment loads that will be encountered during installation of the roof covering system" (R908.2). These rules bind work the Uniform Construction Code reaches; the Act does not apply to "Repairs to residential buildings" or to alterations that make no structural change, "except as might be required by ordinances" (Act 45 section 104(b)(5) and (6)). Act 45 section 104(b)(5) excludes alterations "which do not make structural changes or changes to means of egress" and says only that "a structural change does not include a minor framing change needed to replace existing windows or doors"; 34 Pa. Code 403.62(d)(2) lists "The removal or cutting of any structural beam or load-bearing support" as not an ordinary repair. Neither names roof sheathing; this record does not decide whether replacing it is either. Everything above is Pennsylvania state law, the same in every municipality. Locally, Pine Township administers the code through its Building, Planning & Zoning Department with a third-party agency for review and inspection: Section 46-1 of the Township Code says "The Township of Pine hereby elects to administer and to enforce the provisions of the Pennsylvania Construction Code Act," the department's page says it is "responsible for the review of applications, issuance of permits and inspection of properties for compliance with Township Building, Zoning and Fire Codes," and its Permits page says "The Township of Pine outsources all inspections and Building Code reviews and approvals to Professional Code Services, Inc. (PCS)." The department is at 230 Pearce Mill Road, Wexford. Chapter 46 of the Township Code changes nothing in the code's roof sheathing provisions. The department's page says that from January 1, 2026, "If there is no contract in place, then the project must meet 2021 ICC Code adoption," while its Permits page still carries a 2022 notice on the 2018 codes, and Chapter 44 of the Township Code adopts the International One- and Two-Family Dwelling Code, 1998 Edition, and the BOCA National Building Code, 1999; the text above is the 2021 edition's, and this record has not read the 1998 or 1999 model code sheathing text.

6% Pennsylvania sales and use tax, with a local tax added on purchases made in Allegheny County (1%) and Philadelphia (2%). On a reroof the roofer pays the tax on the materials and does not add it to the homeowner's bill. The Department of Revenue says: "The Pennsylvania sales tax rate is 6 percent. By law, a 1 percent local tax is added to purchases made in Allegheny County, and 2 percent local tax is added to purchases made in Philadelphia." Roof work is a construction activity: the rule's list of items "presumed to become a permanent part of real estate" includes "Roofing (repairs)" (61 Pa. Code 31.11). For construction activities, "A contractor shall pay tax upon the purchase price ... of all property, including materials, equipment, components and supplies, which he furnishes and installs" (61 Pa. Code 31.12(a)(1)), and the rule's example says the contractor "does not charge sales tax on this transaction to his customer. The contractor may include the tax he must pay in his bid proposal but not as a separately stated item." Apart from limited exceptions set out in the rule, the same holds on jobs for tax-exempt owners: "a contractor erecting a building, repairing a roof, replacing a door for a governmental agency, ... school district, charitable or religious organization, and the like, shall pay tax upon the property which he consumes" (61 Pa. Code 31.13(a)). Everything above is Pennsylvania state law, the same in every municipality. Pine Township is in Allegheny County, where the 1% local tax described above applies. The Township's permit pages and fee schedule say nothing on sales tax.