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Re-roofs ยท Belleair Shore

Roof replacement in Belleair Shore, FL

The median home in Belleair Shore was built in 1994, according to census estimates with a margin of plus or minus 9 years. That suggests many roofs here are now 25 to 30 years old or more, and a re-roof here follows a fixed set of Florida rules.

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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.

Belleair Shore figures this page uses

Share of homes built before 2000
64.7%
Share of homes built before 1980
33.3%
Share of homes built 2010 or later
19.6%
Housing units (ACS 5-year)
51

Housing age

How old are the roofs in Belleair Shore?

Census figures show 64.7 percent of Belleair Shore homes were built before 2000, and 33.3 percent before 1980. Only 19.6 percent went up in 2010 or later. Many of the original roofs are likely past 25 years, which is the age where insurers start asking questions.

Every one of the 51 housing units counted is a single-family detached home, and every one is owner-occupied. An owner usually makes the roof decision alone, so an older roof tends to sit until a leak or an insurance notice forces the issue.

Permits here

Who issues the permit and what it triggers

Pinellas County Building Services issues permits and runs inspections for Belleair Shore, not a town building office. Call the county before you hire anyone, because the permit application must be completed and executed by a licensed contractor.

Any re-roof must follow the Florida Building Code edition in force on the date the application is filed. December 31, 2023 is when the Eighth Edition became effective, and December 31, 2026 is when the Ninth Edition will. A permit filed on or after that date must meet the new edition.

Once issued, the permit must be pursued. Work must begin within 6 months, and an inactive permit becomes invalid after 6 months without an approved inspection.

The 25% rule

How the 25% rule applies when you only repair part of a roof

The 25 percent test counts the area repaired, replaced or recovered in any 12-month period. Partial repairs in one year and another repair the next year can add up to the threshold.

If the existing roof was built or repaired to the 2007 Florida Building Code or a later edition, only the repaired section must meet current code, even above 25 percent. No city or county ordinance can change that exception.

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Questions

Roof replacement in Belleair Shore: questions

What is the 25% roof rule in Florida?

The 25% rule limits how much of a roof can be repaired, replaced or recovered in a 12-month period without bringing the whole roof covering up to current code. In Belleair Shore, that means the county's permit review applies the threshold to your roof area. If your roof was built or repaired to the 2007 code or later, only the repaired section must meet the current edition. Confirm the count with Pinellas County Building Services.

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 newest change for Belleair Shore roofs is the Ninth Edition of the Florida Building Code, effective December 31, 2026. Any permit application filed on or after that date must comply with it. Because the median home here was built in 1994, most owners will be replacing a roof that predates the 2023 code. Confirm with your county which edition governs based on the date you file.

Source: Miami-Dade County RER notice, read Oct 5, 2026

Related: Roof replacement

Who issues roof permits in Belleair Shore?

Pinellas County Building Services issues roof permits for Belleair Shore. The county handles the permit and the two inspections for the job. Check the county's building department page for current office details before you file.

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

Related: Roof replacement

Nearby

Roof replacement near Belleair Shore

Sources for this page(29)
  1. 1.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.
  2. 2.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.
  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.U.S. Census Bureau ACS 2020-2024 5-year, tables B25035 and B25034. Read Oct 5, 2026.
  7. 7.Housing units (ACS 5-year): 51. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25001, via Census Reporter API. Read Oct 5, 2026.
  8. 8.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.
  9. 9.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.
  10. 10.Hurricane Hermine (2016). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Hermine. Read Oct 5, 2026.
  11. 11.City of St. Pete Beach; Town of Redington Shores; City of Largo (official). Read Oct 5, 2026.
  12. 12.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.
  13. 13.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  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.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13. Read Oct 5, 2026.
  16. 16.Miami-Dade County RER notice. Read Oct 5, 2026.
  17. 17.2023 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").
  18. 18.Florida Statutes, section 553.844 (2026). Read Oct 5, 2026.
  19. 19.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.
  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.Wikipedia, "Pinellas County, Florida" (secondary), Wikipedia. Read Oct 5, 2026.
  23. 23.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta, NOAA National Hurricane Center. Read Oct 5, 2026.
  24. 24.NOAA NCEI U.S. Climate Normals 1991-2020, stations USC00087886 ST PETERSBURG and USW00012873 ST PETERSBURG INTL AP, NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  25. 25.City of St. Petersburg; City of Tarpon Springs (official); Wikipedia (St. Pete Beach), City of St. Petersburg. Read Oct 5, 2026.
  26. 26.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.
  27. 27.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.
  28. 28.Wikipedia, "Belleair Shore, Florida" (secondary source), Wikipedia. Read Oct 5, 2026.
  29. 29.U.S. Census Bureau, 2020 Census (POP100) via TIGERweb tigerWMS_Census2020, U.S. Census Bureau. Read Oct 5, 2026.

South Fork Roofing

Roof replacement in Belleair Shore

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