Skip to content

Inspections ยท Pembroke Pines

Roof inspections in Pembroke Pines, FL

Only 1.1 percent of Pembroke Pines housing units are mobile homes, so nearly every roof here sits on a site-built house or a multi-unit building. The median home dates to 1992. That suggests many original roofs are past 15 years, the age at which Florida insurers start asking questions.

Request a quote407-242-2840

Updated October 2026

Lake seen past a guardrail with palm trees, a footbridge and a bright blue sky with clouds.
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.Our work
Photo: C. B. Smith Park by LittleT889, CC BY-SA 4.0, cropped

Pembroke Pines figures this page uses

Median year homes were built
1992
Share of homes built before 1980
23.5%
Residents 65 and older
20%
Owner-occupied share of occupied homes
69.6%

Roof age

How old are Pembroke Pines roofs, and why that matters

The median home here was built in 1992, against 1980 for Broward County. That is 12 years newer than the county figure. Still, a roof from the early 1990s has lived through more than three decades, and 23.5 percent of local homes predate 1980. Many of those have been reroofed at least once.

Florida law draws its line at 15 years. An insurer may not refuse or non-renew a homeowner's policy solely because a roof is under 15 years old. For a roof 15 or older, you may have an authorized inspector check it, at your expense, before the insurer requires replacement.

A passing result protects the renewal. When your inspector reports 5 or more years of useful life left, the age of the roof alone cannot be the insurer's reason to refuse or non-renew. The rule covers policies issued or renewed on or after July 1, 2022, and does not apply to mobile home policies.

Inspection scope

What the roof section of the 4-point form records

The roof section lists the covering material, roof age, remaining useful life, date of the last roofing permit, and whether any replacement was full or partial. It also lists damage: cracking, curling, granule loss, exposed felt, missing tabs or tiles, soft decking and visible leaks.

Citizens asks for this 4-point inspection on properties more than 20 years old. It also wants proof of at least five years of remaining life on shingle roofs older than 25 years, or hard roofs such as tile and metal older than 50.

Wind mitigation is a different inspection with its own state form, OIR-B1-1802. Broward sits in the High Velocity Hurricane Zone, so the form places a home there before anything else. The inspector must photograph attic items you cannot see: deck nailing, roof-to-wall connectors and any sealed roof deck. A completed form can be reused for up to five years, unless the structure changes materially.

Timing

When to order an inspection in Pembroke Pines

  • Buying a house: the roof's remaining life is worth knowing before closing, especially on a pre-1992 home.
  • Selling: a recent inspection report answers a buyer's first question about the roof.
  • An insurer letter that cites roof age: the 15-year rule lets you have your own authorized inspector look first.
  • After a storm: Eta put 20.74 inches of rain on the city in November 2020, and a tornado touched down at North Perry Airport during Ian in 2022.

With 20 percent of residents 65 or older and 69.6 percent of homes owner-occupied, many roofs here belong to people who plan to stay put. A dated report on the roof's condition helps you plan a replacement before a leak forces one.

Work on your roof goes through the City of Pembroke Pines Building Department, which issues roof permits. Confirm with that office whether any repair that follows an inspection needs one.

Request a roof inspection

Questions

Roof inspections in Pembroke Pines: questions

Who can inspect my roof for my insurer in Florida?

An authorized inspector, meaning one your insurer approves. Florida's list includes licensed home inspectors, certified building code inspectors, licensed general, building, residential or roofing contractors, professional engineers and architects. Your insurer may also recognize others. Citizens' roof form must be signed by a contractor, building code inspector or home inspector, with photos of each slope. In Pembroke Pines, where the median home dates to 1992, ask your insurer or agent which inspectors it accepts before you book anyone.

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

Is my Pembroke Pines roof too old for insurance at 15 years?

Not by age alone. Under Fla. Stat. 627.7011(5), an insurer must let you have an authorized inspector check a roof that is 15 or older. If that inspector finds 5 or more years of useful life, the insurer may not refuse or non-renew solely for age. With a median build year of 1992 here, many roofs are likely near this line. Your insurer or agent can tell you how your own policy treats roof age.

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

What does a wind mitigation inspection look at?

It records your building code era, wind region, roof slope, covering type, deck attachment, roof-to-wall connection, roof shape, sealed roof deck and opening protection. Broward County is in the High Velocity Hurricane Zone, so the form places homes there first. The state says discounts apply only to the hurricane-wind portion of your policy. Ask your insurer or agent what credits apply to you.

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: Roof inspections

Can a roofer offer to inspect my roof in exchange for a claim?

No. Fla. Stat. 489.147 bars roofing contractors from offering anything of value for a roof inspection or a claim, and from advising on coverage unless licensed as a public adjuster. It also requires a notice in the contract telling you to check coverage with your insurer before signing. Broward County homes, including those in Pembroke Pines, fall under the same rule. Take any coverage question to your insurer or agent.

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: Roof inspections

Nearby

Roof inspections near Pembroke Pines

Sources for this page(38)
  1. 1.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.
  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: 23.5%. 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.Wikipedia, 'Pembroke Pines, Florida' (revision 1374719117). Read Oct 5, 2026.
  6. 6.Hurricane Dorian (2019). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Dorian (AL052019). Read Oct 5, 2026.
  7. 7.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Ian (AL092022). Read Oct 5, 2026.
  8. 8.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.
  9. 9.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta (AL292020). Read Oct 5, 2026.
  10. 10.Residents 65 and older: 20%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API. Read Oct 5, 2026.
  11. 11.Owner-occupied share of occupied homes: 69.6% (45,156 of 64,875). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  12. 12.Permit office: City of Pembroke Pines - The Building Department. City of Pembroke Pines - The Building Department. Read Oct 10, 2026.
  13. 13.Mobile homes, share of housing units: 1.1%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  14. 14.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  15. 15.Insp4pt 03 25. 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. Read Oct 4, 2026.
  18. 18.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  19. 19.OIR form. Read Oct 4, 2026.
  20. 20.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  21. 21.Florida Office of Insurance Regulation. Read Oct 5, 2026.
  22. 22.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  23. 23.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Dorian (AL052019), NOAA National Hurricane Center. Read Oct 5, 2026.
  24. 24.City of Pembroke Pines - The Building Department, ppines.com. Read Oct 5, 2026.
  25. 25.Fla. Stat. 489.147-, Florida Legislature. Read Oct 4, 2026.
  26. 26.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.
  27. 27.Florida Building Commission, Florida Building Commission. Read Oct 5, 2026.
  28. 28.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  29. 29.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  30. 30.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  31. 31.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  32. 32.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  33. 33.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.
  34. 34.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  35. 35.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  36. 36.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  37. 37.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  38. 38.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.

South Fork Roofing

Roof inspections in Pembroke Pines

Answer a few questions about the job, or call.

Request a quote407-242-2840
CallGet a quote