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Inspections ยท Pembroke Park

Roof inspections in Pembroke Park, FL

In Pembroke Park, 18.7 percent of residents are 65 or older, and many of them own homes in a town where 55.5 percent of homes were built before 1980. Many roofs here are likely past the 15-year mark Florida insurers use. An inspection tells you what the roof has left.

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Updated October 2026

Top-down drone view of a gray-blend shingle roof with ridges, valleys and roof vents, lawn on both sides and a white fence at the left edge.

Pembroke Park figures this page uses

Median year homes were built
1978
Share of homes built before 1980
55.5%
Mobile homes, share of housing units
53.4%
Owner-occupied share of occupied homes
32%

Roof age

Roof age, insurers and the 15-year line

Pembroke Park's median home was built in 1978, about the same as the Broward County figure of 1980. A home's build year is not its roof's age. Roofs get replaced. Still, with 55.5 percent of homes built before 1980, many roofs here have likely been redone at least once, and some may be old.

Florida law, in Fla. Stat. 627.7011(5), bars an insurer from refusing or non-renewing a homeowner's policy solely because a roof is under 15 years old. Once a roof reaches 15 years, you may pay an authorized inspector to check it before the insurer requires replacement. A report showing 5 or more years of useful life means age alone is not grounds to drop the policy.

More than half of Pembroke Park's housing units, 53.4 percent, are mobile homes. Senate staff note the 15-year section does not apply to mobile home policies. Ask your insurer or agent which rules govern your own policy.

Inspection scope

What the inspector checks on the roof

On the 4-point form, the roof section lists the covering, its age, remaining useful life and the last roofing permit date. It also notes full or partial replacement and overall condition. Citizens requires that inspection for properties more than 20 years old, which fits a town with a 1978 median build year.

  • Cracking, cupping or curling of the covering
  • When granules wear away heavily, the bare asphalt or felt underneath can show through.
  • Missing, loose or cracked tabs or tiles
  • Soft spots in the decking
  • Attic leaks or stains on interior ceilings

Citizens wants documentation showing at least five years of remaining life when a shingle roof is more than 25 years old. Tile and metal roofs get a 50-year line. The signer must be a contractor, building code inspector or Florida-licensed home inspector, and photos of each slope go with the form.

Timing

When to order an inspection in Pembroke Park

Book one before a sale or purchase, or after an insurer letter that mentions roof age. Only 32.0 percent of occupied homes here are owner-occupied, so many roofs belong to landlords or park owners. Tenants should ask who holds the roof records.

After a storm, inspect early. Hurricane Irma in 2017 left inland Broward and Miami-Dade stations with sustained winds just below hurricane force. A new or reopened claim must reach your insurer within 1 year of the loss date, and a supplemental claim within 18 months.

The Town of Pembroke Park Building Department handles roof permits in this area. A repair that touches more than 25 percent of a roof in 12 months can trigger full replacement. Broward sits in the High Velocity Hurricane Zone, so confirm requirements with the building office before work starts.

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Questions

Roof inspections in Pembroke Park: questions

Does a roof 15 years old have to be replaced in Pembroke Park?

No. Fla. Stat. 627.7011(5) lets you have an authorized inspector check a roof 15 years or older at your own expense. If the inspection shows 5 or more years of useful life left, your insurer cannot refuse or non-renew solely for age. Pembroke Park has 55.5 percent of homes built before 1980, so this question is common. Your insurer or agent can verify the details for you.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

Who can sign a roof inspection for my insurer?

The insurer must recognize the inspector. Eligible people include a licensed home inspector, a certified building code inspector, a licensed general, building, residential or roofing contractor, a professional engineer or an architect. Citizens' roof form accepts a contractor, building code inspector or Florida-licensed home inspector, with photos of each slope. With a median home build year of 1978 in Pembroke Park, many owners will need one, so ask your insurer for its list before you book.

Source: Florida Statutes, section 627.7011 (2026), read Oct 5, 2026

Related: Roof inspections

Does my mobile home need a roof inspection for insurance?

It depends on your insurer. In Pembroke Park, 53.4 percent of housing units are mobile homes. Senate staff say the 15-year roof section does not apply to mobile home policies. Citizens requires the 4-point inspection for mobile home applications on properties more than 20 years old. Your agent can tell you which roof documents your policy requires.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

How long is a wind mitigation inspection good for?

The current form, OIR-B1-1802 (Rev. 04/26), is valid for up to five years if the structure has not materially changed and the form has no inaccuracies. It records the roof covering, deck attachment, roof-to-wall connection and opening protection. Broward County is in the High Velocity Hurricane Zone, so ask your insurer how it applies your discounts.

Source: OIR form, read Oct 4, 2026

Related: Roof inspections

Nearby

Roof inspections near Pembroke Park

Sources for this page(32)
  1. 1.Median year homes were built: 1978. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  2. 2.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  3. 3.Share of homes built before 1980: 55.5%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  4. 4.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, B25034, B25024, via Census Reporter API. Read Oct 5, 2026.
  5. 5.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  6. 6.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25004, via Census Reporter API. Read Oct 5, 2026.
  7. 7.Mobile homes, share of housing units: 53.4%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  8. 8.Owner-occupied share of occupied homes: 32.0% (792 of 2,477). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  9. 9.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  10. 10.Permit office: Town of Pembroke Park - Building Department. Town of Pembroke Park - Building Department. Read Oct 10, 2026.
  11. 11.Florida Building Commission, 'Setting New Standards for Safety: The Florida Building Code' (2004 publication; wind-speed figures in it are outdated and not used). Read Oct 5, 2026.
  12. 12.Residents 65 and older: 18.7%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API. Read Oct 5, 2026.
  13. 13.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  14. 14.Insp4pt 03 25. Read Oct 4, 2026.
  15. 15.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  16. 16.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  17. 17.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  18. 18.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  19. 19.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  20. 20.2023 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).
  21. 21.OIR form. Read Oct 4, 2026.
  22. 22.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  23. 23.Town of Pembroke Park - Building Department, Town of Pembroke Park. Read Oct 5, 2026.
  24. 24.Fla. Stat. 489.105(3)(e), Florida Legislature. Read Oct 5, 2026.
  25. 25.Florida Statutes, section 489.113 (2026), Florida Legislature. Read Oct 5, 2026.
  26. 26.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  27. 27.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  28. 28.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  29. 29.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Pembroke Park 2020 Census internal point (25.9885, -80.1800), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  30. 30.Wikipedia, 'Pembroke Park, Florida' (revision 1374699012), Wikipedia. Read Oct 5, 2026.
  31. 31.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  32. 32.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.

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Roof inspections in Pembroke Park

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