Commercial roofs ยท Pembroke Pines
Commercial roofing in Pembroke Pines, FL
About 29.7 percent of Pembroke Pines homes are in buildings with 10 or more units, so many roofs here cover condo, association or apartment buildings. Broward sits in the High-Velocity Hurricane Zone, and the city's Building Department issues the permit. That combination sets how you scope a bid, how you compare it, and what the work must meet.
Updated October 2026
Our workBuilding stock, code
Multi-unit buildings and the HVHZ rules they follow
The median home here was built in 1992, newer than the Broward figure of 1980. That suggests many commercial and multi-unit roofs are on their first or second covering rather than a third. A third layer is a problem, because a recover is barred when two or more coverings already sit on the deck.
Broward is one of two counties in the High-Velocity Hurricane Zone, which Florida adopted into its code after Hurricane Andrew. In this zone, all roofing work needs a permit, including repair and maintenance. The Uniform Roofing Permit Application must be completed by a licensed contractor, with product approval and detail drawings attached.
Inspections are also stricter here. For membrane roofs, an inspector checks the attachment before it is covered, then again at final. Tile set in adhesive or mortar needs a field uplift test before final.
Flat roof details
Low-slope systems, drainage and ponding water
Most large multi-unit buildings carry low-slope roofs: built-up, modified bitumen or single-ply membrane. In the HVHZ, new construction needs a deck slope of at least one-fourth unit in 12, and no loose-laid ballasted system is permitted. Single-ply sheet must meet an ASTM material standard, such as D6878 for TPO.
Ponding water is the question to press on any bid. Before reroofing, the contractor must tell the owner about any possibility of ponding and recommend a structural review. Florida defines positive drainage as roof water clearing within 48 hours of rain, and Broward's normal rainfall is about 61 inches a year at Fort Lauderdale-Hollywood airport.
Where a parapet could trap water, the code requires secondary overflow drains or scuppers. Ask where they are on your roof, and whether the bid keeps them.
Permit, bid review
Permits and how to compare bids
The City of Pembroke Pines Building Department handles roof permits, and the city's official page was verified. Once your permit is issued, the code gives you 6 months to start work before it goes invalid. The 25% rule also applies to commercial roofs: repairing more than 25 percent of a roof section in 12 months can require replacing the whole section.
- Product approval numbers for every roofing component, checked in the state product approval search
- Plan for ponding, overflow drains and any structural review
- Tear-off or recover choice, with the reason stated
- A Notice of Commencement recorded and posted before the first inspection
Check the contractor's state roofing license before you sign. A general contractor may not hold itself out as a roofing contractor without that license.
Questions
Commercial roofing in Pembroke Pines: questions
Does the 25% roof rule apply to commercial roofs in Pembroke Pines?
Yes. The rule applies to any existing building, and the same words appear in the High-Velocity Hurricane Zone section. If you repair or replace more than 25 percent of a roof section in 12 months, the whole section must be brought up to code. An exception exists when the roof was built or replaced under the 2007 code or later. Ask the city's Building Department how it applies to your roof.
Source: 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
Who permits a commercial roof in Pembroke Pines?
The City of Pembroke Pines Building Department. Broward County's Building Code Division covers unincorporated areas and contract cities, but most cities run their own offices. Because Broward is in the High-Velocity Hurricane Zone, the application is the Uniform Roofing Permit Application. It carries product approval pages and detail drawings, and the work is inspected before the system is covered.
Source: City of Pembroke Pines - The Building Department, read Oct 5, 2026
How many units do Pembroke Pines buildings have?
About 29.7 percent of homes here are in buildings with 10 or more units. Across Broward County, that share is 35.9 percent. Many of these roofs belong to associations or managers who need a bid that addresses drainage and the permit, not only the membrane type.
Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API, read Oct 5, 2026
Can a flat roof be recovered instead of torn off?
Sometimes, but the code bars a recover in several cases. These include a water-soaked roof, two or more existing coverings, uncut blisters, or an old covering that cannot meet attachment rules. In Pembroke Pines, where 29.7 percent of homes are in buildings of 10 or more units, a bad call affects many owners at once. In the High-Velocity Hurricane Zone, new work also cannot go over deteriorated sheathing. Ask any bidder to state in writing why they chose recover or tear-off.
Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API, read Oct 5, 2026
Sources for this page(29)
- 1.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
- 2.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.
- 3.Wikipedia, 'Pembroke Pines, Florida' (revision 1374719117). Read Oct 5, 2026.
- 4.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.
- 5.Share of homes in buildings with 10+ units: 29.7%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
- 6.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
- 7.Permit office: City of Pembroke Pines - The Building Department. City of Pembroke Pines - The Building Department. Read Oct 10, 2026.
- 8.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Ian (AL092022). Read Oct 5, 2026.
- 9.Broward County, Building Code Division. Read Oct 5, 2026.
- 10.2023 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").
- 11.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).
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- 14.2023 Florida Building Code, Building, 8th ed., Chapter 1 (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-3 (the research cites it "as C-3").
- 15.Florida Building Commission. Read Oct 5, 2026.
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- 18.City of Pembroke Pines - The Building Department, ppines.com. Read Oct 5, 2026.
- 19.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
- 20.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
- 21.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.
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- 24.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Pembroke Pines 2020 Census internal point (26.0147, -80.3402), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
- 25.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
- 26.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
- 27.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
- 28.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
- 29.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Pembroke Pines 2020 Census internal point (26.0147, -80.3402), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
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Commercial roofing in Pembroke Pines
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