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Pasco County ยท Census-designated place

Roofing in Shady Hills, Florida

In Shady Hills, mobile homes make up 48% of housing units, far above the county share of 17%. That changes what a roof job looks like here. Many of these homes sit on lots where the roof rules, the permit office and the insurer's roof age checks all apply differently than they do in a site-built neighborhood. Start by confirming the home type and the permit office before you compare any roofing plan.

Request a quote407-242-2840

Updated October 2026

A tall wooden observation tower stands beside a grassy marsh and lake under clouds.
Photo: Crews Lake after Tropical Storm Debby; 2012; Observation Tower by DanTD, CC BY-SA 3.0, cropped

At a glance

Shady Hills homes at a glance

People (2020 Census)
11,690
Median year homes were built
1990
Share of homes built before 1980
20.5%
Share of homes built 2010 or later
7.6%
Owner-occupied share of occupied homes
90.5%

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

Housing mix

Why mobile home roofs in Shady Hills need a different check

Mobile homes are 48% of the 4,457 housing units counted in the most recent five-year survey, with a margin of error of plus or minus 273 units. Only 7.6% of homes here were built in 2010 or later, and the median build year is 1990. Many roofs on these homes are likely older than 25 years. That suggests roof age will be the first question any insurer asks.

Florida's building code treats manufactured buildings by when they were built. The code separates units built under the Standard Building Code before March 1, 2002 from units built under the Florida Building Code after that date. Check your home's build date before you accept any plan that assumes one set of rules.

Permits and review

Who issues roof permits in Shady Hills

Roof permits here come from the county rather than a town office, since Shady Hills has no municipal building department of its own. Pasco County Building Construction Services handles this work for the whole community. Confirm the permit office directly before you start, because the county sets the steps for your address.

A roof permit runs on clocks. Work must start within 6 months of issuance, and a permit is treated as abandoned if work stops for 6 months. Filed applications also carry their own deadline, and the county can extend them for good cause. Ask the county how these dates apply to your job before you schedule anything.

Building permits

Pasco County Building Construction Services

Official building page

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

Weather risk

Storm and rain exposure in Shady Hills

The county's coastline runs more than 24 miles, and Hurricane Hermine in 2016 brought more than 10 inches of rain to parts of Pasco and flooded homes there. Pasco County saw mostly light harm from Hurricane Ian in 2022, with the worst of it confined to torn-off shingles and fallen trees. Plan roof checks after every named storm, not only the big ones.

Heavy rain is part of the local risk too. The NOAA rainfall figures for this area put a 1-hour rain in a 10-year storm at 2.81 inches an hour. A 24-hour rain in a 10-year storm reaches 7.02 inches. Gutters and flashing sit in the path of that water, so inspect them each season.

Local record

On record for Shady Hills

  • Mobile homes are 48% of housing units.
  • Housing age mix: 21% of housing units built before 1980 and 8% built 2010 or later (county: 28% and 18%); 20% of residents are 65 or older.

Services

Roofing services in Shady Hills

Questions

Shady Hills roofing questions

Is a roof replacement on a mobile home in Shady Hills handled by the county?

Yes. Shady Hills is unincorporated, so Pasco County Building Construction Services issues roof permits here. Mobile homes are 48% of housing units in the area, so the permit office sees this work often. Confirm the current steps with the county before you hire anyone.

Source: Pasco County Building Construction Services, read Oct 5, 2026

Related: Roof replacement

What is the 25% roof rule in Florida?

The rule limits repairs, replacements or recovery to 25% of the roof area in any 12-month period, unless the whole roof covering is replaced. Many older roofs in Shady Hills likely fall under this rule. Ask the county how it applies to your roof.

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

Related: Roof replacement

What is the new roof law in Florida?

December 31, 2023 was the day the 2023 Florida Building Code went into force. The Ninth Edition takes effect on December 31, 2026, so any permit application you submit on or after that date must comply with it. Check with the county which edition applies to your permit.

Source: FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, read Oct 5, 2026

Related: Roof replacement

Will Citizens Insurance check my roof age in Shady Hills?

Citizens requires documentation of at least five years of remaining useful life for roofs older than 25 years if the roof is shingle. Many homes here were built in 1990 or earlier, so roof age is likely to matter. Contact your insurer or agent for the details that apply to your policy.

Source: Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), read Oct 4, 2026

Related: Roof inspections

How often does rain flood roofs and gutters around Shady Hills?

The NOAA figures for this area put a 10-year, 24-hour rain at 7.02 inches. Check gutters and flashing after each heavy season, because that water flows toward them.

Source: NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Shady Hills 2020 Census internal point (28.4030, -82.5451), read Oct 5, 2026

Related: Gutters

Nearby

Near Shady Hills

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Pasco County

More in Pasco County

Sources for this page(32)
  1. 1.Mobile homes, share of housing units: 48.3%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  2. 2.Housing units (ACS 5-year): 4,457. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25001, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  3. 3.Share of homes built 2010 or later: 7.6%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  4. 4.Median year homes were built: 1990. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  5. 5.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, B01001, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  6. 6.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  7. 7.Permit office: Pasco County Building Construction Services. Pasco County Building Construction Services. Read Oct 10, 2026.
  8. 8.Hurricane Hermine (2016). NHC TCR AL092016; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county). Read Oct 5, 2026.
  9. 9.Hurricane Irma (2017). NOAA NCEI Storm Events Database, event 721945 (Tropical Storm, 2017-09-10, zone/county INLAND PASCO), bulk details file; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county). Read Oct 5, 2026.
  10. 10.Hurricane Ian (2022). NOAA NCEI Storm Events Database, event 1058671 (Tropical Storm, 2022-09-28, zone/county COASTAL PASCO), bulk details file; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county). Read Oct 5, 2026.
  11. 11.Pasco County, Coastal Management. Read Oct 5, 2026.
  12. 12.NOAA NCEI Storm Events Database, event 1058671 (Tropical Storm, 2022-09-28, zone/county COASTAL PASCO), bulk details file. Read Oct 5, 2026.
  13. 13.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  14. 14.People (2020 Census): 11,690. U.S. Census Bureau, 2020 Census counts (POP100/HU100) and 2020 TIGER land/water area, via TIGERweb tigerWMS_Census2020 layer 28 (2020 Census count). Read Oct 5, 2026.
  15. 15.Share of homes built before 1980: 20.5%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  16. 16.Owner-occupied share of occupied homes: 90.5% (3,490 of 3,856 occupied units). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  17. 17.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  18. 18.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API (release acs2024_5yr), U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  19. 19.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25001, via Census Reporter API (release acs2024_5yr), U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  20. 20.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API (release acs2024_5yr), U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  21. 21.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API (release acs2024_5yr), U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  22. 22.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  23. 23.Pasco County Building Construction Services, Pasco County Building Construction Services. Read Oct 5, 2026.
  24. 24.NHC TCR AL092016; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county), NOAA National Hurricane Center. Read Oct 5, 2026.
  25. 25.NOAA NCEI Storm Events Database, event 721945 (Tropical Storm, 2017-09-10, zone/county INLAND PASCO), bulk details file; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  26. 26.NOAA NCEI Storm Events Database, event 1058671 (Tropical Storm, 2022-09-28, zone/county COASTAL PASCO), bulk details file; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  27. 27.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  28. 28.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Shady Hills 2020 Census internal point (28.4030, -82.5451), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  29. 29.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Shady Hills 2020 Census internal point (28.4030, -82.5451), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  30. 30.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  31. 31.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  32. 32.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.

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