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Re-roofs ยท Broward County

Roof replacement in Broward County, FL

In Broward County, 50 percent of homes were built before 1980, so most re-roofs here start on a deck that predates Florida's statewide code. Roof replacement in Broward County also runs under the HVHZ's own reroofing section, which decides what happens to that old deck before any new shingle, tile or metal goes down.

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High-Velocity Hurricane Zone

Updated October 2026

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.

Re-roofing in Broward County, in short

Plan for three things: the HVHZ Uniform Roofing Permit Application with a product approval for each component; deck work, because Section 1521.5 bars a new roof over sheathing that is not fastened to current code or is water-soaked or deteriorated; and inspections during the job, not only at the end (Section 1512.4).

Sources for this answer

Broward County figures

The Broward County numbers behind this page

Share of homes built before 1980
50%
Median year homes were built
1980
Share of homes built 2010 or later
6.9%
Incorporated municipalities
31

Older homes

Pre-1980 decks and HVHZ Section 1521

The median Broward home dates to 1980, and just 6.9 percent of the county's housing was built in 2010 or later. Florida swapped its local codes for one statewide code on March 1, 2002, after Hurricane Andrew exposed the old system, so most Broward sheathing was fastened to a standard the state has since replaced.

Broward's reroofing rules sit in the HVHZ part of the code, Section 1521, not in the residential chapter the rest of Florida uses. Three of its lines shape the work on an older house:

  • 1521.5: no new roof system over sheathing that is not fastened to the current code, or that is water-soaked or deteriorated.
  • 1521.3: the work may not create additional ponding water.
  • 1521.13: before work starts, the contractor tells the owner about any chance of ponding and recommends a structural review if ponding is possible.

On a tear-off, the sheathing is opened, checked and fastened to code before anything new goes on, and Florida's required sheathing inspection (FBC-B 110.3), at dry-in or on its own visit, is where that work is seen.

The 25% rule

Partial re-roofs and the 2007 code line

Broward roofs live under the same 25 percent cap as the rest of Florida, restated for the HVHZ in Section 1521.4: redo more than a quarter of a roof or roof section within 12 months and the whole section must come up to current code.

Newer roofs get an exception. If the existing roof was built, repaired or replaced under the 2007 Florida Building Code or a later edition, only the part being redone has to meet today's code, even when it is 25 percent or more (Fla. Stat. 553.844(5)). No Broward city or town can narrow that exception with a local ordinance.

With half the county's homes built before 1980, the house's year tells you little. The date of the last full re-roof permit is what counts, so ask your city's building department for the permit history.

The rule is a building-code limit; nothing in it says an insurer must pay for a whole roof.

Wind

What Irma and Milton mean for a Broward re-roof

Broward's wind record is recent. During Irma in 2017, NHC measured a 97-knot gust at Deerfield Beach, and in October 2024 Milton set a tornado down in western Broward near I-75 and US-27.

FEMA's post-storm teams name wind damage to roof coverings as a primary source of water intrusion, and they found that lost ridge vents can leave large openings in the deck. A re-roof exposes the deck seams, ridge and edges all at once, the time to settle the underlayment and ridge details.

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Permit

The Broward re-roof permit, step by step

  1. 01

    Find the office

    Your city's building department, or the Broward County Building Code Division for unincorporated areas.

  2. 02

    File the HVHZ application

    The Uniform Roofing Permit Application, with product approvals and the owner's notification (1512.3).

  3. 03

    Record the notice

    A Notice of Commencement is recorded and posted before the first inspection when the contract tops the amount in Fla. Stat. 713.135.

  4. 04

    Tear-off and deck

    Old layers come off, and the sheathing is fastened to code before the new system goes on (1521.5).

  5. 05

    Inspections

    Sheathing and dry-in, then in-progress roofing inspections and a final (110.3, 1512.4).

Reroofs skip plan review (FBC-B 107), but the permit runs on a clock: it lapses if work has not started within 6 months of issue, or stops for 6 months.

Re-roofs

Roof replacement by town in Broward County

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Questions

Roof replacement in Broward County: questions

What is the 25% roof rule in Broward County?

The same rule as the rest of Florida, written into the HVHZ sections as 1521.4: no more than 25 percent of a roof or roof section may be repaired, replaced or recovered in 12 months unless the whole section is redone to code. The 2007-code exception in Fla. Stat. 553.844(5) applies here too, which matters because half of Broward's homes were built before 1980.

Source: FBC-B 2023, Section 1521.4.

Related: FAQ

Is there a roof replacement program for Broward homeowners?

The state's My Safe Florida Home program, created by Fla. Stat. 215.5586, offers inspections and matching grants toward roof-deck attachment, a secondary water barrier, roof-to-wall connections or a new covering. It is limited to site-built, owner-occupied single-family homes with a homestead exemption, built before 2008, among other conditions, and creates no entitlement. Owners occupy 63.6 percent of Broward's occupied homes. Check the program's site for whether applications are open.

Source: Fla. Stat. 215.5586.

Related: FAQ

Do I need a Notice of Commencement for a re-roof in Broward?

If the contract is above the amount set in Fla. Stat. 713.135, yes. The permitting office needs a copy of the recorded notice before the first inspection, whether that office is your city's or the Broward County Building Code Division, and the code requires the notice to be posted at the job site. The permit card itself warns that skipping it can mean paying twice for the same improvements. Record it before the first inspection is called.

Source: Fla. Stat. 713.135.

Related: Roof cost estimator

Does a new roof reset my roof's age for insurance in Florida?

For a full replacement, yes. Under Fla. Stat. 627.7011(5)(d), a roof's age runs from the last date 100 percent of its surface was built or replaced; partial jobs count once they add up to 100 percent. In Broward, where the median home dates to 1980, the 4-point form asks for the last roofing permit date, not the year the house was built. Premium questions go to your insurer or agent.

Source: Fla. Stat. 627.7011(5).

Related: Broward County

Broward County

More in Broward County

Sources for this page(55)
  1. 1.Share of homes built before 1980: 50%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  2. 2.Median year homes were built: 1980. 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 2010 or later: 6.9%. 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.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  5. 5.Hurricane Milton (2024). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Milton (AL142024). Read Oct 5, 2026.
  6. 6.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.
  7. 7.Broward County, Building Code Division. Read Oct 5, 2026.
  8. 8.Permit office: Broward County Building Code Division (unincorporated Broward and contract cities). Broward County Building Code Division (unincorporated Broward and contract cities). Read Oct 5, 2026.
  9. 9.Incorporated municipalities: 31. Wikipedia, 'List of municipalities in Florida' (cross-checked against Census 2020 TIGER incorporated places). Read Oct 5, 2026.
  10. 10.Owner-occupied share of occupied homes: 63.6% (479,343 of 753,956). 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.Senate SB 808 staff analysis pp. 3-4. Read Oct 5, 2026.
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  14. 14.2023 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").
  15. 15.FBC-B 2023 Ch. 1. Read Oct 5, 2026.
  16. 16.FBCR Ch. 9. Read Oct 4, 2026.
  17. 17.Florida Statutes, section 553.844 (2026). Read Oct 5, 2026.
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  19. 19.FEMA FL-RA2. Read Oct 5, 2026.
  20. 20.OIR form. Read Oct 4, 2026.
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  22. 22.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  23. 23.Insp4pt 03 25. Read Oct 4, 2026.
  24. 24.Fla. Stat. 553.844 (roofs built to the 2007 code or later), Florida Legislature. Read Oct 5, 2026.
  25. 25.Fla. Stat. 713.135 (notice of commencement and permits), Florida Legislature. Read Oct 5, 2026.
  26. 26.Fla. Stat. 215.5586 (My Safe Florida Home Program), Florida Legislature. Read Oct 5, 2026.
  27. 27.My Safe Florida Home program site, Florida Department of Financial Services. Read Oct 5, 2026.
  28. 28.Fla. Stat. 627.7011(5) (roof age and inspections), Florida Legislature. Read Oct 5, 2026.
  29. 29.Citizens Property Insurance, 4-Point Inspection Form (Insp4pt 03 25), Citizens Property Insurance Corporation. Read Oct 5, 2026.
  30. 30.NOAA NCEI U.S. Climate Normals 1991-2020, monthly precipitation (Fort Lauderdale-Hollywood Intl and nearby stations), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  31. 31.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  32. 32.2023 Florida Building Code, Building, 8th ed., Ch. 15 Roof Assemblies (HVHZ Sections 1512-1525), Florida Building Commission (UpCodes viewer). Read Oct 5, 2026. unofficial transcription; verify on floridabuilding.org
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Roof replacement in Broward County

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