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Orange County ยท Census-designated place

Roofing in Pine Hills, Florida

The median Pine Hills home was built in 1980, fourteen years before the typical Orange County home. That gap is 14 years. Many original roofs here are likely past 25 years, the age at which Citizens Property Insurance starts asking for proof of remaining life. Permits come from the county, not a city office.

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Updated October 2026

View from a roof ridge over dark gray architectural shingles toward the street, with two workers beside a black pickup and a gray roll-off container at the curb.

At a glance

Pine Hills homes at a glance

People (2020 Census)
66,111
Median year homes were built
1980
Share of homes built before 1980
49%
Share of homes built 2010 or later
1.5%
Owner-occupied share of occupied homes
55.4%

Census figures; each one is listed in the sources at the end of this page.

Roof age

Roof age in Pine Hills and what insurers look for

Of the homes in Pine Hills, 49.0 percent were built before 1980. Countywide, that figure is 26.1 percent. Only 1.5 percent here went up in 2010 or later, against 19.3 percent across Orange County. That suggests a large share of roofs in town are original or replaced long ago.

Citizens Property Insurance wants documented proof of five or more years of remaining useful life once a shingle roof passes 25 years, or a tile, slate, concrete or metal roof passes 50. A 1980 house still wearing its first shingles is well beyond that mark. Before you sign anything, ask your own agent which roof report form your carrier takes.

Permits

Who issues a roof permit in Pine Hills

Pine Hills is an unincorporated community, so the Orange County Division of Building Safety issues roof permits. The division takes new applications and inspection requests online through its Fast Track portal. It enforces the Florida Building Code along with county construction rules.

Once a permit is issued, a clock starts. Work must begin within 6 months, and a permit lapses if work stops for 6 months. A permit counts as active when it has passed an inspection within 180 days. The Notice of Commencement has to be recorded and on display at the job before the first inspection, or you risk paying twice for the work.

Building permits

Orange County Division of Building Safety

Official building page

Office names and links only. Fees, forms and timing change; check the official page.

Weather

Storms and rain that hit roofs in this county

Hurricane Irma in 2017 brought a peak gust of 69 knots at Orlando International, and fire crews and the National Guard rescued residents from flooded homes. Hurricane Matthew in 2016 caused major damage to 3 homes and minor damage to 64, mainly from falling branches and trees.

Rain is the steadier test. Orlando averages 51.45 inches a year, and 45 percent of it falls from June through August. A 10-year storm drops 6.09 inches in 24 hours at this location, and a 100-year storm drops 10.1 inches. Flashing and underlayment on a 1980 roof carry that load.

Housing mix

Mobile homes and newer building rules

Mobile homes make up 3.4 percent of Pine Hills housing, and single-family detached homes make up 69.9 percent. Of occupied homes, 55.4 percent are owner-occupied.

The Eighth Edition of the Florida Building Code, the 2023 version, has applied since the last day of 2023. The Ninth Edition starts December 31, 2026, and permit applications filed on or after that date must meet it. Check the edition your permit falls under with the county.

Services

Roofing services in Pine Hills

Questions

Pine Hills roofing questions

Who pulls the roof permit in Pine Hills?

The Orange County Division of Building Safety issues roof permits for Pine Hills, because it is an unincorporated community. Applications and inspection requests go through the county's Fast Track portal online. A roofing contractor handles the filing in most cases. Ask to see the permit before work starts and keep a copy.

Source: Orange County Division of Building Safety, read Oct 5, 2026

Related: Roof replacement

Will my insurer question a roof on a 1980 house?

Possibly. Citizens Property Insurance sets a roof-age line at 25 years for shingle and 50 years for hard roofing, and wants proof of five more years of useful life past it. The median Pine Hills home dates to 1980, so many roofs here are likely old enough to trigger that. Your insurer or agent decides what proof is enough. South Fork Roofing cannot tell you what your policy does.

Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25034, read Oct 5, 2026

Related: Roof inspections

Can I replace just part of my roof?

You can repair part of it, but the 25 percent rule limits how much. If more than 25 percent of a roof section is repaired or replaced in 12 months, the whole section must be replaced. The exception for roofs built under the 2007 code or later probably does not cover a 1980 roof. Confirm with the building office.

Source: 2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), read Oct 5, 2026

Related: Roof replacement

How hard does rain hit roofs in Orange County?

Hard, and mostly in summer. Orlando International averages 51.45 inches of rain a year, with 23.20 inches falling from June through August. A 100-year storm at Pine Hills drops 10.1 inches in 24 hours. Aging flashing and worn sealant are where water gets in first.

Source: NOAA NCEI, U.S. Climate Normals 1991-2020 (annual/seasonal), access-data API, read Oct 5, 2026

Related: Roof repair

Does a Notice of Commencement matter for a roof job in Pine Hills?

Yes. The Florida Building Code requires the permit card to warn you that skipping it may mean paying twice for the work. With roof permits here issued by the Orange County Division of Building Safety, the recorded notice is something that office expects before the first inspection. Ask your contractor who records it and get a copy of the recorded notice.

Source: Florida Statutes, section 713.135 (2026), read Oct 5, 2026

Related: Roof replacement

Nearby

Near Pine Hills

Orange CountyOur 20 counties

Orange County

More in Orange County

Sources for this page(26)
  1. 1.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25034. Read Oct 5, 2026.
  2. 2.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, tables B25034/B25035. Read Oct 5, 2026.
  3. 3.Median year homes were built: 1980. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  4. 4.Share of homes built 2010 or later: 1.5%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  5. 5.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25035. Read Oct 5, 2026.
  6. 6.Permit office: Orange County Division of Building Safety. Orange County Division of Building Safety. Read Oct 10, 2026.
  7. 7.Orange County Government, Division of Building Safety. Read Oct 5, 2026.
  8. 8.Hurricane Irma (2017). NWS Melbourne, Post Tropical Cyclone Report: Hurricane Irma (2017). Read Oct 5, 2026.
  9. 9.Hurricane Matthew (2016). NWS Melbourne, Post Tropical Cyclone Report: Hurricane Matthew (2016). Read Oct 5, 2026.
  10. 10.NOAA NCEI, U.S. Climate Normals 1991-2020 (annual/seasonal), access-data API. Read Oct 5, 2026.
  11. 11.Mobile homes, share of housing units: 3.4%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  12. 12.Single-family detached share of housing units: 69.9%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  13. 13.Owner-occupied share of occupied homes: 55.4%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  14. 14.People (2020 Census): 66,111. U.S. Census Bureau, 2020 Census (TIGERweb tigerWMS_Census2020 MapServer: POP100, HU100, AREALAND, AREAWATER) (2020 Census count). Read Oct 5, 2026.
  15. 15.Share of homes built before 1980: 49%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  16. 16.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  17. 17.Orange County Division of Building Safety, ocfl.net. Read Oct 5, 2026.
  18. 18.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  19. 19.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  20. 20.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  21. 21.NWS Melbourne, Post Tropical Cyclone Report: Hurricane Irma (2017), National Weather Service. Read Oct 5, 2026.
  22. 22.NWS Melbourne, Post Tropical Cyclone Report: Hurricane Matthew (2016), National Weather Service. Read Oct 5, 2026.
  23. 23.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Pine Hills 2020 Census internal point (28.5818, -81.4695), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  24. 24.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  25. 25.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  26. 26.Fla. Stat. 489.105(3)(e), Florida Legislature. Read Oct 5, 2026.

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