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Re-roofs ยท Pembroke Pines

Roof replacement in Pembroke Pines, FL

The median Pembroke Pines home was built in 1992, so many original roofs are likely well past 25 years old. The city grew fast in the 1990s, partly after Hurricane Andrew. A re-roof here means a permit, two inspections and code upgrades that older roofs never had.

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Updated October 2026

Calm lake with a grassy bank, palm trees and a tile-roofed house under a cloudy sky.
Drone view of a single-story home mid re-roof: part of the roof stripped to white synthetic underlayment, the rest still in gray shingles, a dump trailer of debris and a pickup in the driveway.Our work
Photo: Pembroke Pines, Florida by LittleT889, CC BY-SA 4.0, cropped

Pembroke Pines figures this page uses

Share of homes built before 1980
23.5%
Share of homes built 2010 or later
7%
Median year homes were built
1992
Owner-occupied share of occupied homes
69.6%

Home age

What a 1992 median build year means for your roof

Broward County's median home dates to 1980, so Pembroke Pines housing is newer than the county norm. Still, 23.5 percent of homes here were built before 1980, and only 7 percent in 2010 or later. That suggests a large share of roofs here are original or on a second covering.

Age also matters to your insurer. For a roof 15 years or older, Florida lets you pay an authorized inspector to check it. If the report shows 5 or more years of useful life left, the insurer may not refuse or non-renew you for age alone. Citizens asks for the same five years of remaining life on shingle roofs past 25 years. Confirm your own policy terms with your agent.

Permit steps

Permit, inspections and who issues them in Pembroke Pines

Roof permits are processed by the Pembroke Pines Building Department in the City of Pembroke Pines. Broward sits in the High Velocity Hurricane Zone, so a re-roof needs an HVHZ Uniform Roofing Permit Application signed by a licensed contractor. The owner's notification form and product approval pages go with it.

Roofing products must carry statewide or Miami-Dade product approval. In the HVHZ, a new roof may not go over sheathing that is not fastened to code or is water soaked or deteriorated. Where the old covering has two or more layers, a full tear-off to the deck is required. Roof-deck attachment and replacing bad sheathing count as part of the roofing contractor's scope.

25% rule

The 25% rule and a possible full replacement

Florida limits repair, replacement or recovering to 25 percent of a roof or roof section in any 12-month period. Past that, the whole roof or section must be redone to current code. An exception applies if the existing roof was built or replaced under the 2007 Florida Building Code or later. Then only the repaired part must meet current code, and a city cannot change that exception by ordinance.

The median build year for Pembroke Pines homes is 1992, which says nothing about any one roof. Your roof qualifies for the 2007 exception only when its construction, repair or replacement met the 2007 Florida Building Code or a later edition, a standard that became effective on March 1, 2009. That suggests the exception will not help owners who have never re-roofed. The 2023 code applies now. The Ninth Edition governs permit applications submitted on or after December 31, 2026.

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Questions

Roof replacement in Pembroke Pines: questions

What is the 25% roof rule in Florida?

Within any 12-month window, no more than 25 percent of a roof or roof section can be repaired, replaced or recovered, unless the entire roof or section is replaced instead. Roofs built or replaced under the 2007 Florida Building Code or a later edition are not subject to this exception. With a 1992 median build year in Pembroke Pines, many roofs here likely predate it. Confirm your roof's history with the City of Pembroke Pines Building Department.

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 replacement

Who issues a roofing permit in Pembroke Pines?

The City of Pembroke Pines Building Department. Because Broward is in the High Velocity Hurricane Zone, the application must be an HVHZ Uniform Roofing Permit Application completed by a licensed contractor. It needs the owner's notification form, product approval and detail drawings. If work hasn't begun within 6 months of the issue date, the permit expires.

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

Related: Roof replacement

Can a new roof go over my old one in Pembroke Pines?

Not always. In the High Velocity Hurricane Zone, recovering is barred where the old roof already has two or more layers, is water soaked, or has deteriorated too far to serve as a base. Tile, slate and shake coverings also require full tear-off. Broward County is in that zone, so ask the Building Department what 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

Related: Roof replacement

Does an older roof affect my homeowner's insurance?

It can. An insurer may not refuse or non-renew solely because a roof is under 15 years old. At 15 years or older, you may pay an authorized inspector. If 5 or more years of life remain, age alone cannot be the reason. About 69.6% of Pembroke Pines occupied homes are owner-occupied, so many owners face this. Check with your insurer or agent to learn what your policy covers.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API, read Oct 5, 2026

Related: Roof replacement

Nearby

Roof replacement near Pembroke Pines

Sources for this page(30)
  1. 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. 2.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.
  3. 3.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.
  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.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Ian (AL092022). Read Oct 5, 2026.
  6. 6.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.
  7. 7.Permit office: City of Pembroke Pines - The Building Department. City of Pembroke Pines - The Building Department. Read Oct 10, 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.Wikipedia, 'Pembroke Pines, Florida' (revision 1374719117). Read Oct 5, 2026.
  10. 10.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.
  11. 11.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  12. 12.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). 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). Source URL inherited from C-14 (the research cites it "as C-14").
  14. 14.Florida Statutes, section 553.842 (2026). Read Oct 5, 2026.
  15. 15.Fla. Stat. 489.105(3)(e). Read Oct 5, 2026.
  16. 16.Florida Statutes, section 553.844 (2026). Read Oct 5, 2026.
  17. 17.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13. Read Oct 5, 2026.
  18. 18.Miami-Dade County RER notice. Read Oct 5, 2026.
  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.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  21. 21.City of Pembroke Pines - The Building Department, ppines.com. Read Oct 5, 2026.
  22. 22.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  23. 23.Florida Building Commission, Florida Building Commission. Read Oct 5, 2026.
  24. 24.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta (AL292020), NOAA National Hurricane Center. Read Oct 5, 2026.
  25. 25.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. 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 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.
  28. 28.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  29. 29.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  30. 30.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 replacement in Pembroke Pines

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