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Repairs ยท Pembroke Pines

Roof repair in Pembroke Pines, FL

In November 2020, Eta put 20.74 inches of rain on Pembroke Pines, the highest storm total in the country. A roof that held through that either shed water well or had not yet shown its weak spot. Repairs here follow Broward's High Velocity Hurricane Zone rules.

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Updated October 2026

A cream-colored two-story office building with a sloped roof, framed by blurred palm fronds in the foreground.
Close view across a gray shingle roof slope with a black pipe boot, a palm and a green lawn below.Our work
Photo: CBP responds to Hurricane Irma by Glenn Fawcett, Public domain, cropped

Storm damage

Where Pembroke Pines roofs fail in storms

During Hurricane Ian in September 2022, an EF-1 tornado formed at North Perry Airport in Pembroke Pines and damaged buildings. Tornado winds lift shingles at edges and ridges first. Once the covering is gone, water reaches the deck fast.

Flashing is the most common leak point after heavy rain. Leaks follow the places the code requires flashing: wall and roof intersections, changes of slope, and openings such as vent pipes. Eta's 20.74 inches would have found any gap at those joints.

Ridge vents deserve a look after wind. Lost ridge vents expose large openings in the deck. FEMA found a house with collapsed ceilings where the only roof damage was missing ridge shingles and vent.

Irma in 2017 brought sustained winds just below hurricane force to inland Broward stations. Shingles that were loosened then may not leak until a later storm.

The 25% rule

Repair or replace under the 25% rule

The median Pembroke Pines home was built in 1992, so many original roofs are likely past 25 years old. Age alone does not force a replacement. The code line is the 25% rule: no more than 25 percent of a roof or roof section may be repaired, replaced or recovered in 12 months.

Go beyond that figure and the entire roof or section must be redone. One exception matters for the 1990s homes here. If the roof was built or repaired to the 2007 Florida Building Code or later, only the repaired part must meet current code. Pembroke Pines cannot amend that exception locally.

Recover over old roofing is barred in some cases. Water-soaked roofing, tile or shake coverings, and roofs with two or more earlier coverings need a tear-off to the deck.

Permits and safety

Permits and safe steps after a storm

Broward is in the High Velocity Hurricane Zone, and the code requires a permit for any work on a roofing component. The application must be completed by a licensed contractor. Confirm details with the Pembroke Pines Building Department.

After a storm, stay off the roof. From the ground, photograph missing shingles, exposed felt, soft spots and ceiling stains, which are items insurers list for roof inspection. Cover openings with a tarp only if you can do it from solid ground.

Florida law bars roofers from advising you on coverage, so questions about what a policy pays go to your own insurer or agent. Notice of a new claim must reach the insurer within 1 year of the loss.

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Questions

Roof repair in Pembroke Pines: questions

Do I need a permit for a small roof repair in Pembroke Pines?

Probably yes. In the High Velocity Hurricane Zone, the code requires a permit for all work on any roofing component, including repair and maintenance. The general code lets a building official approve ordinary minor repairs without one, so confirm with the Pembroke Pines Building Department before work starts.

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

Related: Roof repair

What is the 25% roof rule in Florida?

No more than 25 percent of a roof or roof section can be repaired, replaced or recovered in 12 months unless the whole roof or section is redone. If the roof was built or repaired to the 2007 Florida Building Code or later, only the repaired part must meet current code. With a median build year of 1992 here, check your roof's history.

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 repair

What storms hurt roofs in Pembroke Pines?

Heavy rain and tornado winds are the documented ones. Eta in 2020 put 20.74 inches on the city, and an EF-1 tornado touched down at North Perry Airport during Ian in 2022. The Atlantic hurricane season starts June 1 and ends November 30, so inspect loose shingles and flashing before it begins.

Source: NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta (AL292020), read Oct 5, 2026

Related: Roof repair

Can a roofer help me file a roof insurance claim?

No. Florida law bars roofing contractors from soliciting claims, offering anything of value for an inspection, or advising on policy coverage unless licensed as a public adjuster. Your insurer or agent answers coverage questions. For context, Irma in 2017 brought a 97-kt gust to Deerfield Beach in Broward, and claims after storms like that still go through the insurer.

Source: NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), read Oct 5, 2026

Related: Roof repair

Nearby

Roof repair near Pembroke Pines

Sources for this page(36)
  1. 1.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Ian (AL092022). Read Oct 5, 2026.
  2. 2.Tropical Storm Eta (2020). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta (AL292020). Read Oct 5, 2026.
  3. 3.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta (AL292020). Read Oct 5, 2026.
  4. 4.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  5. 5.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.
  6. 6.Wikipedia, 'Pembroke Pines, Florida' (revision 1374719117). Read Oct 5, 2026.
  7. 7.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. 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.Permit office: City of Pembroke Pines - The Building Department. City of Pembroke Pines - The Building Department. Read Oct 10, 2026.
  10. 10.Hurricane Isaias (2020). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Isaias (AL092020). Read Oct 5, 2026.
  11. 11.FEMA FL-RA2. Read Oct 5, 2026.
  12. 12.FBCR Ch. 9. Read Oct 4, 2026.
  13. 13.2023 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).
  14. 14.Florida Statutes, section 553.844 (2026). Read Oct 5, 2026.
  15. 15.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  16. 16.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  17. 17.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  18. 18.FBC-B 2023 Ch. 1. Read Oct 5, 2026.
  19. 19.NOAA NHC. Read Oct 5, 2026.
  20. 20.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  21. 21.City of Pembroke Pines - The Building Department, ppines.com. Read Oct 5, 2026.
  22. 22.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Isaias (AL092020), NOAA National Hurricane Center. Read Oct 5, 2026.
  23. 23.Fla. Stat. 489.147-, Florida Legislature. Read Oct 4, 2026.
  24. 24.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, B25034, B25024, via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  25. 25.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. 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 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  29. 29.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  30. 30.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. 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 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.
  33. 33.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  34. 34.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  35. 35.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  36. 36.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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Roof repair in Pembroke Pines

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