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Re-roofs ยท Pine Hills

Roof replacement in Pine Hills, FL

The median home in Pine Hills was built in 1980, which means many roofs on these houses are now more than 40 years old. Owners here often find the roof is the first thing that needs work. A re-roof in Pine Hills is handled by the county, not the city, and it brings a set of Florida rules you should know before any contract is signed.

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Updated October 2026

Drone view looking down on a gray-blend shingle roof with two front gables, a debris container and a pickup in the driveway beyond.

Pine Hills figures this page uses

Share of homes built before 1980
49%
Share of homes built 2010 or later
1.5%
Median year homes were built
1980

Home age

How the age of Pine Hills housing affects your roof

About half of the housing units in Pine Hills, 49 percent, were built before 1980. Countywide, that share is 26.1 percent. Few homes here are newer than 2010, at 1.5 percent. That suggests many original roofs are well past the age where a close inspection pays off.

If your roof is 15 years old or older, Florida insurers must let you have an authorized inspector check it at your expense, and they may not refuse or non-renew solely for roof age if the inspection shows 5 or more years of useful life left. For roofs older than 25 years of shingle, Citizens expects at least five years of remaining life shown on paper. Ask your insurer or agent which form they need.

Permit rules

What the county requires before and during a Pine Hills re-roof

The Orange County Division of Building Safety issues roof permits for Pine Hills, since it is an unincorporated area. All applications and inspection requests go through its online Fast Track portal. The permit clock matters: a permit expires if work does not start within 6 months of issue.

  • Work must show an approved inspection at least every 180 days to stay active.
  • The county expects the Notice of Commencement on file before the first inspection on a Pine Hills job.
  • A roofing contractor must hold the state roofing certification, not just a general license.
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Questions

Roof replacement in Pine Hills: questions

Does the 25 percent rule apply to every roof repair in Pine Hills?

No. The rule applies when more than 25 percent of the roof area is repaired, replaced or recovered in any 12-month period. Roofs built or repaired to the 2007 Florida Building Code or later get a break, so only the new section must meet current code. Ask the Orange County building office how this applies to your house.

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

Related: Roof replacement

Who inspects a roof permit in Pine Hills?

Orange County's Division of Building Safety handles permits and inspections here. Requests go through its online Fast Track portal. Call or check the portal to confirm which inspections your permit needs before work starts.

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

Related: Roof replacement

Do I have to record a Notice of Commencement for a roof job?

Florida's code says the notice must be recorded and posted at the site ahead of your first inspection. The permit card also warns that skipping it can mean paying twice for the same work. In Pine Hills, the Orange County office handles this step, so confirm the requirement there.

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

Related: Roof replacement

How long does a Pine Hills roof permit stay valid?

A permit is invalid if work does not start within 6 months of issue. Once work starts, it must receive an approved inspection at least every 180 days to stay active. Orange County issues these permits for Pine Hills, so confirm the dates on your permit with its office.

Source: 2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), read Oct 5, 2026

Related: Roof replacement

Will my insurer ask about the roof on a house built around 1980?

Insurers may ask about roof age. A roof under 15 years old cannot be refused coverage for age alone. For older roofs, the insurer must allow an inspection at the owner's cost. About half of Pine Hills homes predate 1980, so this comes up often here. Ask your insurer which inspection form it will accept.

Source: Florida Statutes, section 627.7011 (2026), read Oct 4, 2026

Related: Roof replacement

Nearby

Roof replacement near Pine Hills

Sources for this page(23)
  1. 1.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.
  2. 2.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25034. Read Oct 5, 2026.
  3. 3.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.
  4. 4.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.
  5. 5.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.
  6. 6.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25035. Read Oct 5, 2026.
  7. 7.Permit office: Orange County Division of Building Safety. Orange County Division of Building Safety. Read Oct 10, 2026.
  8. 8.Orange County Government, Division of Building Safety. Read Oct 5, 2026.
  9. 9.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  10. 10.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  11. 11.2023 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").
  12. 12.Florida Statutes, section 489.113 (2026). Read Oct 5, 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.Orange County Division of Building Safety, ocfl.net. Read Oct 5, 2026.
  16. 16.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  17. 17.NWS Melbourne, Post Tropical Cyclone Report: Hurricane Irma (2017), National Weather Service. Read Oct 5, 2026.
  18. 18.NWS Melbourne, Post Tropical Cyclone Report: Hurricane Matthew (2016), National Weather Service. Read Oct 5, 2026.
  19. 19.NOAA NCEI, U.S. Climate Normals 1991-2020 (annual/seasonal), access-data API, NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  20. 20.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.
  21. 21.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  22. 22.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  23. 23.Fla. Stat. 489.105(3)(e), Florida Legislature. Read Oct 5, 2026.

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Roof replacement in Pine Hills

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