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Roofing in Belleair Shore, Florida

One of Florida's smallest incorporated towns, Belleair Shore sits entirely on the west side of Gulf Boulevard, with the Gulf on its western edge. Its 73 people counted in 2020 live in owner-occupied, single-family homes that are mostly older. Roof age and local permit rules matter here more than in most places.

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Updated October 2026

Drone view looking down on a single-story home with a gray shingle roof, a backyard patio with chairs, a white vinyl fence, palm trees and a debris container at the edge of the frame.

At a glance

Belleair Shore homes at a glance

People (2020 Census)
73
Median year homes were built
1994
Share of homes built before 1980
33.3%
Share of homes built 2010 or later
19.6%
Owner-occupied share of occupied homes
100%

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

Roof age

How old are roofs in Belleair Shore?

The median home here was built in 1994, and about two-thirds of homes went up before 2000. Only about one in five dates from 2010 or later. Many roofs on these homes are likely past 25 years old, which is the age where insurers start asking questions.

Citizens Property Insurance asks for documentation of at least five years of remaining useful life on roofs older than 25 years if the roof is a soft covering like shingle. A tile, metal or other hard roof gets a 50-year threshold instead. If your roof is near that age, ask your insurer or agent exactly which form they need.

Permits

Who issues roof permits in Belleair Shore?

Pinellas County Building Services issues permits and runs inspections for Belleair Shore, along with Belleair Beach and Indian Rocks Beach. A roof job here goes through the county, not a town building office. Confirm the current contact with the county before you apply.

A permit starts a clock. It becomes invalid unless work begins within 6 months of issue, or if work stops for 6 months. Active progress means an inspection passed within the last 180 days. Plan the job so the permit stays open from start to finish.

Building permits

Pinellas County Building and Development Review Services - Building Services (unincorporated Pinellas plus Belleair Beach, Belleair Shore, Indian Rocks Beach, Kenneth City, Oldsmar and Safety Harbor)

Official building page

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

Repair rules

What the 25% rule means for a partial repair

Under the building code, no more than 25 percent of a roof can be repaired, replaced or recovered in any 12-month period unless the whole roof covering is redone. A roof built or last redone under the 2007 code or any later edition escapes that trap, and only the new work must meet current code. With a 1994 median build year in Belleair Shore, many roofs here likely predate that line.

  • One of Florida's smallest incorporated towns, located entirely on the west side of Gulf Boulevard, bounded by the Gulf to the west.
  • Building permits and inspections for Belleair Shore are handled by Pinellas County Building Services.

Weather

Storms and rain on Belleair Shore roofs

Pinellas County is a peninsula with 35 miles of beaches on 11 barrier islands, so wind and surge both reach roofs here. Hurricane Hermine in 2016 dropped up to 22.36 inches of rain near Tarpon Springs, and Pinellas County took the most of it. Hurricane Eta in 2020 flooded homes and stalled vehicles at Pass-a-Grille, just south of here.

A 1-hour rain in a 10-year storm here falls at 2.88 inches an hour, and a 24-hour storm of that size brings 7.1 inches. Normal rain across the county totals about 52 to 54 inches a year, and most of it falls from June through September. Check flashing, gutters and drains before the rainy season starts.

Services

Roofing services in Belleair Shore

Questions

Belleair Shore roofing questions

What is the 25% roof rule in Florida?

The 25% rule limits how much of an existing roof can be repaired, replaced or recovered in any 12-month period without redoing the whole roof covering. The limit is 25 percent of the total roof area or section. A roof built or redone under the 2007 code or later is exempt, so only the repair must meet current code. Ask Pinellas County Building Services how it applies to your roof before you start work.

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 law in Florida about roofs?

The main new roof rules come from the Florida Building Code. The 2023 Eighth Edition took effect December 31, 2023, and the Ninth Edition takes effect December 31, 2026. Any plans submitted on or after that date must follow the new edition. Pinellas County Building Services can tell you which edition applies to a job in Belleair Shore.

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

Related: Roof replacement

Who issues roof permits in Belleair Shore?

Pinellas County Building Services issues permits for Belleair Shore, along with Belleair Beach and Indian Rocks Beach and some unincorporated areas. A permit for a roof job here comes through the county. Confirm the current office and forms with the county before applying, since office details can change.

Source: Pinellas County, "Building Departments in Pinellas County" (official), read Oct 5, 2026

Related: Roof replacement

Will my insurer require a roof inspection in Belleair Shore?

Insurers may ask for documentation when a roof is older. Citizens Property Insurance requires at least five years of remaining useful life for soft roofs older than 25 years, and 50 years for hard roofs. Most homes here were built around 1994 or earlier, so many roofs may reach these ages. Ask your insurer or agent which form they need, since the request is theirs to define.

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

Related: Roof inspections

How much rain should my roof handle in Belleair Shore?

A 1-hour rain in a 10-year storm in Belleair Shore falls at 2.88 inches an hour, and a 24-hour storm of that size brings 7.1 inches. Normal annual rain across Pinellas County is about 52 to 54 inches, with most falling June through September. Gutters, drains and flashing need to move that water away from the roof.

Source: NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Belleair Shore 2020 Census internal point (27.9173, -82.8453), read Oct 5, 2026

Related: Gutters

Nearby

Near Belleair Shore

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More in Pinellas County

Sources for this page(29)
  1. 1.Median year homes were built: 1994. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  2. 2.Share of homes built before 2000: 64.7%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  3. 3.Share of homes built 2010 or later: 19.6%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  4. 4.Pinellas County, "Building Departments in Pinellas County" (official). Read Oct 5, 2026.
  5. 5.Permit office: Pinellas County Building and Development Review Services - Building Services (unincorporated Pinellas plus Belleair Beach, Belleair Shore, Indian Rocks Beach, Kenneth City, Oldsmar and Safety Harbor). Pinellas County Building and Development Review Services - Building Services (unincorporated Pinellas plus Belleair Beach, Belleair Shore, Indian Rocks Beach, Kenneth City, Oldsmar and Safety Harbor). Read Oct 10, 2026.
  6. 6.Hurricane Hermine (2016). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Hermine. Read Oct 5, 2026.
  7. 7.Wikipedia, "Pinellas County, Florida" (secondary). Read Oct 5, 2026.
  8. 8.Hurricane Eta (2020). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta. Read Oct 5, 2026.
  9. 9.NOAA NCEI U.S. Climate Normals 1991-2020, stations USC00087886 ST PETERSBURG and USW00012873 ST PETERSBURG INTL AP. Read Oct 5, 2026.
  10. 10.City of St. Petersburg; City of Tarpon Springs (official); Wikipedia (St. Pete Beach). Read Oct 5, 2026.
  11. 11.Wikipedia, "Belleair Shore, Florida" (secondary source). Read Oct 5, 2026.
  12. 12.People (2020 Census): 73. U.S. Census Bureau, 2020 Census (POP100) via TIGERweb tigerWMS_Census2020. Read Oct 5, 2026.
  13. 13.Owner-occupied share of occupied homes: 100%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  14. 14.Single-family detached share of housing units: 100%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  15. 15.City of St. Pete Beach; Town of Redington Shores; City of Largo (official). Read Oct 5, 2026.
  16. 16.Share of homes built before 1980: 33.3%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  17. 17.U.S. Census Bureau, Census 2020 place geography (AREALAND/AREAWATER) via TIGERweb tigerWMS_Census2020. Read Oct 5, 2026.
  18. 18.U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25035, via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  19. 19.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  20. 20.Pinellas County Building and Development Review Services - Building Services (unincorporated Pinellas plus Belleair Beach, Belleair Shore, Indian Rocks Beach, Kenneth City, Oldsmar and Safety Harbor), Pinellas County Building and Development Review Services. Read Oct 5, 2026.
  21. 21.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Hermine, NOAA National Hurricane Center. 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. 23.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  24. 24.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta, NOAA National Hurricane Center. Read Oct 5, 2026.
  25. 25.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Belleair Shore 2020 Census internal point (27.9173, -82.8453), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  26. 26.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Belleair Shore 2020 Census internal point (27.9173, -82.8453), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  27. 27.U.S. Census Bureau, 2020 Census (POP100) via TIGERweb tigerWMS_Census2020, U.S. Census Bureau. Read Oct 5, 2026.
  28. 28.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  29. 29.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.

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