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Commercial roofs ยท Hawthorne

Commercial roofing in Hawthorne, FL

Hawthorne has an estimated 679 housing units, with a margin of error of plus or minus 122, so a property manager here may oversee a mix of small multi-unit buildings and single-family rentals. Commercial and multi-unit roofs in a town this size are usually low-slope systems, and the Florida Building Code sets the rules for them. Owners in Hawthorne weighing a flat-roof repair or replacement need those rules before they sign anything.

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Updated October 2026

Small pastel blue and pink church-style building with a steeple and a metal roof under trees.
A low-slope roof section with a granulated cap sheet in the foreground meeting a gray shingle slope, neighboring homes and a cloudy sky behind.Our work
Photo: Hawthorne Historical Museum and Culture Center by PopularOutcast, CC BY-SA 4.0, cropped

Hawthorne figures this page uses

Housing units (ACS 5-year)
679
Seasonal, recreational or occasional-use homes (share of all units)
3.8%
Housing units (2020 Census)
609
People (2020 Census)
1,478

Local building stock

Hawthorne's building stock and what it means for a flat roof

Of Hawthorne's 679 estimated housing units, about 3.8 percent are seasonal or occasional-use homes. That leaves most units as full-time housing, which tends to mean a steady maintenance load for owners and managers.

The 2020 Census counted 609 units and 1,478 people in a town of 7.38 square miles. For a manager, that works out to a small, spread-out stock, so one roof failure can take a large share of a building's rent roll offline.

Hawthorne sits in a county with no coastline, so the Florida rule for the High-Velocity Hurricane Zone does not apply here. That zone covers only Broward and Miami-Dade counties, and Hawthorne's building permits follow the statewide code instead.

Permits and drainage

Permits, slope and drainage for low-slope roofs in Hawthorne

New low-slope roofs need a design slope of at least one-fourth unit in 12, which is about 2 percent. Built-up, modified bitumen, single-ply and liquid-applied systems each carry that minimum in the code.

Drainage is the usual failure point on a flat roof. The code defines positive drainage as drainage within 48 hours of precipitation, and where a parapet can trap water, secondary overflow drains or scuppers are required.

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Questions

Commercial roofing in Hawthorne: questions

How should a property manager compare commercial roofing bids in Hawthorne?

Start by asking each bidder how the design meets the statewide Florida Building Code, not the High-Velocity Hurricane Zone rules, because Alachua County has no coastline. Ask for the drainage plan, the slope of the new system and whether the bid includes secondary overflow drains where a parapet traps water. Ask who pulls the permit. Compare bids on the same scope, and confirm details with the building office.

Source: NOAA NCEI Storm Events bulk files 2016-2025 (CZ_NAME values for Alachua), read Oct 5, 2026

Related: Commercial roofing

Does a commercial roof in Hawthorne need a permit?

Yes, Florida Building Code rules require permits for roofing work, so a commercial roof in Hawthorne generally needs one before repair or replacement begins. Hawthorne is a small city of 1,478 people spread over 7.38 square miles, and its building office handles these requests locally. Confirm with the Hawthorne building office whether your specific repair or replacement needs a permit, and how the 25 percent rule applies to your roof section. The Florida Building Code requires a Notice of Commencement to be recorded and posted before the first inspection, so ask the contractor who will record it.

Source: Florida Statutes, section 713.135 (2026), read Oct 5, 2026

Related: Commercial roofing

What is the 25% rule for roofing?

The 25 percent rule limits how much of an existing roof can be repaired, replaced or recovered in any 12-month period unless the entire roof covering is replaced. Only the repaired section has to meet current code if the existing roof was built or repaired under the 2007 Florida Building Code or a later edition. A Hawthorne owner with an older flat roof should ask the building office whether that exception covers their section.

Source: 2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), read Oct 5, 2026

Related: Commercial roofing

Nearby

Commercial roofing near Hawthorne

Sources for this page(34)
  1. 1.Housing units (ACS 5-year): 679. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25001, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  2. 2.Seasonal, recreational or occasional-use homes (share of all units): 3.8%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25004 and B25001, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  3. 3.Housing units (2020 Census): 609. U.S. Census Bureau, 2020 Census counts (POP100/HU100) and 2020 TIGER land/water area, via TIGERweb tigerWMS_Census2020 layer 26 (HU100). Read Oct 5, 2026.
  4. 4.People (2020 Census): 1,478. U.S. Census Bureau, 2020 Census counts (POP100/HU100) and 2020 TIGER land/water area, via TIGERweb tigerWMS_Census2020 layer 26 (2020 Census count). Read Oct 5, 2026.
  5. 5.Land area: 7.38 sq mi. U.S. Census Bureau, 2020 Census counts (POP100/HU100) and 2020 TIGER land/water area, via TIGERweb tigerWMS_Census2020 layer 26. Read Oct 5, 2026.
  6. 6.U.S. Census Bureau, Vintage 2025 county population estimates (co-est2025-alldata.csv: ESTIMATESBASE2020, POPESTIMATE2025). Read Oct 5, 2026.
  7. 7.NOAA NCEI Storm Events bulk files 2016-2025 (CZ_NAME values for Alachua). Read Oct 5, 2026.
  8. 8.Hurricane Hermine (2016). NOAA NCEI Storm Events Database, event 657954 (Tropical Storm, 2016-09-02, zone/county ALACHUA), bulk details file; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county). Read Oct 5, 2026.
  9. 9.Hurricane Irma (2017). NOAA NCEI Storm Events Database, event 720358 (Tropical Storm, 2017-09-10, zone/county ALACHUA), bulk details file; NHC TCR AL112017; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county). Read Oct 5, 2026.
  10. 10.FBC-Building 2023 Chapter 2 definitions. Read Oct 5, 2026. FBC text read from UpCodes (unofficial transcription): check floridabuilding.org or the ICC viewer before quoting (spec 8.7).
  11. 11.FBC-B 2023 Ch. 15. Read Oct 5, 2026. FBC text read from UpCodes (unofficial transcription): check floridabuilding.org or the ICC viewer before quoting (spec 8.7). Source URL inherited from C-14 (the research cites it "as C-14").
  12. 12.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription). Read Oct 5, 2026. FBC text read from UpCodes (unofficial transcription): check floridabuilding.org or the ICC viewer before quoting (spec 8.7). Source URL inherited from C-14 (the research cites it "as C-14").
  13. 13.2023 Florida Building Code, Plumbing, 8th ed., Chapter 11 (UpCodes viewer, unofficial transcription). Read Oct 5, 2026. FBC text read from UpCodes (unofficial transcription): check floridabuilding.org or the ICC viewer before quoting (spec 8.7).
  14. 14.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13. Read Oct 5, 2026.
  15. 15.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25001, via Census Reporter API (release acs2024_5yr), U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  16. 16.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25004 and B25001, via Census Reporter API (release acs2024_5yr), U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  17. 17.U.S. Census Bureau, 2020 Census counts (POP100/HU100) and 2020 TIGER land/water area, via TIGERweb tigerWMS_Census2020 layer 26 (HU100), U.S. Census Bureau. Read Oct 5, 2026.
  18. 18.NOAA NCEI Storm Events Database, event 657954 (Tropical Storm, 2016-09-02, zone/county ALACHUA), bulk details file; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  19. 19.NOAA NCEI Storm Events Database, event 720358 (Tropical Storm, 2017-09-10, zone/county ALACHUA), bulk details file; NHC TCR AL112017; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  20. 20.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  21. 21.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API (release acs2024_5yr), U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  22. 22.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API (release acs2024_5yr), U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  23. 23.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, B25035, via Census Reporter API (release acs2024_5yr), U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  24. 24.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  25. 25.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API (release acs2024_5yr), U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  26. 26.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  27. 27.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API (release acs2024_5yr), U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  28. 28.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  29. 29.NOAA NCEI Storm Events bulk files 2016-2025 (operator count), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  30. 30.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Hawthorne 2020 Census internal point (29.5937, -82.0945), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  31. 31.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Hawthorne 2020 Census internal point (29.5937, -82.0945), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  32. 32.NOAA NCEI Storm Events Database, event 1051050 (Tropical Storm, 2022-09-29, zone/county EASTERN ALACHUA), bulk details file; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  33. 33.U.S. Census Bureau, 2020 Census counts (POP100/HU100) and 2020 TIGER land/water area, via TIGERweb tigerWMS_Census2020 layer 26 (2020 Census count), U.S. Census Bureau. Read Oct 5, 2026.
  34. 34.NOAA NCEI U.S. Climate Normals 1991-2020 (annual/seasonal), station USW00012816, NOAA National Centers for Environmental Information. Read Oct 5, 2026.

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Commercial roofing in Hawthorne

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