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New construction ยท Pembroke Pines

New construction roofing in Pembroke Pines, FL

Only 7 percent of Pembroke Pines homes were built in 2010 or later, so a new build here is the exception on most streets. If you are putting up a house, the code edition on your permit, the product approval on your roof and the order of inspections decide how the job runs.

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Updated October 2026

Calm lake with a grassy bank, palm trees and a tile-roofed house under a cloudy sky.
A roof deck sheathed in red-brown ZIP System panels with black seam tape, a bucket and a ladder on the deck, homes and a street behind.Our work
Photo: Pembroke Pines, Florida by LittleT889, CC BY-SA 4.0, cropped

Pembroke Pines figures this page uses

Median year homes were built
1992
Housing units (ACS 5-year)
67,235
Share of homes built 2010 or later
7%

Code and wind zone

Which code edition and wind rules your new roof faces

Broward is one of two High Velocity Hurricane Zone counties, so your roof is judged under the strictest wind provisions in Florida. The median Pembroke Pines home dates to 1992, and that year's Hurricane Andrew is tied to the rapid growth here. Expect today's rules to be tougher than anything your neighbors' original roofs saw.

Florida's Building Code, Eighth Edition, went into force on the last day of 2023. Plans submitted on or after December 31, 2026 fall under the Ninth Edition. If your application date sits near that line, ask the City of Pembroke Pines Building Department which edition applies to you.

Roofing is a mandatory statewide product approval category under Florida law. In the High Velocity Hurricane Zone the roofing permit application carries the product approval or Miami-Dade Notice of Acceptance numbers. A copy of the full notice must be available at the job site if the building official asks.

Deck and underlayment

Deck, underlayment and dry-in on a new house

Roof sheathing on a new home is nailed with ring shank nails, 2 1/2 inches long and 0.131 inch thick for most panels. Smooth nails do not meet the code. Ask your builder which nail the framers are using before the sheathing inspection.

  • Option one: cover the whole deck with self-adhering polymer-modified bitumen underlayment.
  • Option two: tape or membrane at least 3 3/4 inches wide over every deck joint, then an approved underlayment over the whole roof.
  • Choose the third method: lay two layers of felt-type underlayment, fastening them 12 inches apart across the field and 6 inches apart where the sheets overlap.

Set the drip edge atop the underlayment along both the eaves and the gables. Nails are spaced at most 12 inches apart, or 4 inches where design wind speed is 110 mph or more.

Sequence and inspectors

Scheduling the roof around the inspections

According to the code, inspectors check in this sequence: foundation, framing, sheathing, exterior wall finishes, roofing, and then final. The sheathing inspection can be separate or part of a dry-in inspection. Book the roofer only after framing passes, since the roof cannot be covered before sheathing and fasteners are checked.

On a new structure he or she owns, a builder may personally put down asphalt shingles. Work on tile, metal, or membrane roofs must be handed to a roofing contractor who holds certification or registration. Check who holds the roofing license before you sign anything.

Broward permitted 712 single-family units in 2025, down from 1,431 in 2020, by our arithmetic about half the earlier pace. Fewer starts may mean easier scheduling, but confirm timing with your builder.

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Questions

New construction roofing in Pembroke Pines: questions

What building code applies to a new roof in Pembroke Pines?

The 2023 edition of the Florida Building Code, the Eighth, is the one in effect today. Any permit request filed on or after December 31, 2026 has to comply with the Ninth Edition. Broward sits in the High Velocity Hurricane Zone, so the stricter hurricane provisions apply on top of that. The City of Pembroke Pines Building Department decides which edition covers your permit, so confirm your submission date with them before plans are filed.

Source: City of Pembroke Pines - The Building Department, read Oct 5, 2026

Related: New construction roofing

What inspections does a new roof go through?

The code lists foundation, framing, sheathing, exterior wall coverings, roofing and final, in that order. The sheathing inspection checks roof sheathing and its fasteners, and may be combined with dry-in. During the roofing inspection, the inspector looks at dry-in status, insulation, the roof covering itself, and flashing. Your builder normally schedules these with the City of Pembroke Pines Building Department.

Source: City of Pembroke Pines - The Building Department, read Oct 5, 2026

Related: New construction roofing

Does a new home in Pembroke Pines come with a builder warranty?

Florida law requires a builder to warrant a newly built home for 1 year against defects in equipment, material or workmanship that violate the Building Code. Since July 1, 2025 this is in Fla. Stat. 553.837. Coverage does not extend to ordinary wear, settlement, defects caused by the owner, or acts of nature. Only 7 percent of Pembroke Pines homes date from 2010 or later, so most homes here fall outside it.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API, read Oct 5, 2026

Related: New construction roofing

Can the builder install my roof, or must a roofer do it?

A general, building or residential contractor may install asphalt shingles itself only on a new building of its own construction. Tile, metal and membrane roofs go to a certified or registered roofing contractor under Fla. Stat. 489.113(3). Many homes in this area were built around 1992, so an older roof may fall under different rules for replacement work. Broward's High Velocity Hurricane Zone rules apply either way, so ask who holds the roofing license on your job.

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

Related: New construction roofing

Nearby

New construction roofing near Pembroke Pines

Sources for this page(33)
  1. 1.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.
  2. 2.Median year homes were built: 1992. 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.Wikipedia, 'Pembroke Pines, Florida' (revision 1374719117). Read Oct 5, 2026.
  4. 4.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Ian (AL092022). Read Oct 5, 2026.
  5. 5.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  6. 6.Permit office: City of Pembroke Pines - The Building Department. City of Pembroke Pines - The Building Department. Read Oct 10, 2026.
  7. 7.Housing units (ACS 5-year): 67,235. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25001, via Census Reporter API. Read Oct 5, 2026.
  8. 8.U.S. Census Bureau, Building Permits Survey county annual files (co2025a.txt, co2020a.txt). Read Oct 5, 2026.
  9. 9.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta (AL292020). Read Oct 5, 2026.
  10. 10.Share of homes built 2010 or later: 7%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  11. 11.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.
  12. 12.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).
  13. 13.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13. Read Oct 5, 2026.
  14. 14.Miami-Dade County RER notice. Read Oct 5, 2026.
  15. 15.Florida Statutes, section 553.842 (2026). Read Oct 5, 2026.
  16. 16.miamidade.gov. Read Oct 5, 2026.
  17. 17.2023 Florida Building Code, Residential, 8th ed., Chapter 8 (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).
  18. 18.2023 Florida Building Code, Residential, 8th ed., Chapter 9 (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 COM-29 (the research cites it "as COM-29").
  19. 19.2023 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").
  20. 20.Florida Statutes, section 489.113 (2026). Read Oct 5, 2026.
  21. 21.Florida Statutes, section 553.837 (2026). 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, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  23. 23.City of Pembroke Pines - The Building Department, ppines.com. 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.Florida Building Commission, Florida Building Commission. Read Oct 5, 2026.
  26. 26.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  27. 27.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  28. 28.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  29. 29.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), 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 Pembroke Pines 2020 Census internal point (26.0147, -80.3402), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  31. 31.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  32. 32.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  33. 33.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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New construction roofing in Pembroke Pines

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