Roof replacement in Pembroke Pines

Southwest Broward

Flood zones and associations in Pembroke Pines

The city's flood pages and its permit notes both come up on Pembroke Pines re-roofs.

• Know your zone Call 954-518-9040 with an address to learn its flood zone and whether the area has had drainage problems or repeat claims. Source
• High-risk zones The city lists A, AE, AH and VE as high-risk zones on the maps. Source
• 50% rule In a flood zone, FEMA counts work of 50% or more of market value as a substantial improvement. Source

Re-roof permit

Getting a Pembroke Pines roof permit

The city says roofing requires a building permit and that contractors typically handle it. Here is how we do it.

• When it's needed The Building page lists installing roofing among the projects that require a permit. Source
• Submitting Applications and revised sheets go through the city's online portal; the permit technician guides resubmittals. Source
• HVHZ package The uniform roofing application with product approvals for each component.
• Notice of commencement For jobs of more than $5,000. Source

Booking Pembroke Pines inspections

1. The Inspection Coordinator handles scheduling, rescheduling and cutoff times. Source
2. Including the permit number and address speeds up any question, per the city.
3. Deck and underlayment, in-progress and final, under FBC §1512.4.

HVHZ, NOA, the 25% rule

Roofing code in Pembroke Pines

• High-Velocity Hurricane Zone Broward is one of the two HVHZ counties. Roofing follows FBC §§1512–1525: every roofing component, system and assembly needs a valid, current product approval, such as a Miami-Dade NOA. Source
• Design wind speed FBC §1620.2 sets Broward's 3-second-gust design wind speed at 170 mph for Risk Category II buildings, which covers most homes (156 mph for Category I, 180 for III, 185 for IV). Source
• Uniform roofing permit form Every HVHZ roofing job, including reroofing, needs an HVHZ Uniform Roofing Permit Application completed and signed by a licensed contractor (FBC §1512.3.1). BORA publishes the form for use across Broward. Source
• The 25% rule If your roof was built or replaced to the 2007 Florida Building Code or later, only the portion being worked on has to meet current code, even at 25% or more of the roof (§553.844(5)). Older roofs can still need the whole section replaced. Source
• Code change on 12/31/2026 The 9th Edition (2026) Florida Building Code takes effect on 12/31/2026, with HVHZ changes that affect some roofing underlayment NOAs and hip and ridge shingles. Source
• Roof age and insurance An insurer can't refuse to issue or renew a homeowner's policy solely because the roof is under 15 years old. At 15 years or more, an authorized inspection showing at least 5 years of useful life left blocks a refusal on roof age alone (§627.7011(5)). Source

Check any NOA yourself on Miami-Dade's product control search or on floridabuilding.org.

Wind mitigation

Your new roof and your insurance

• Florida law requires home insurers to offer discounts for proven wind-mitigation features (§627.0629). An inspector records them on form OIR-B1-1802, Rev. 04/26. Source
• The roof questions on that form are Roof Covering (Question 4) and Sealed Roof Deck/Secondary Water Resistance (Question 8), plus roof slope, deck attachment, roof-to-wall attachment and roof geometry (Questions 3, 5, 6 and 7). Source
• My Safe Florida Home lists roof-to-deck attachment, roof-to-wall connections and secondary water resistance as grant-eligible upgrades, after the program's free wind-mitigation visit. Source

Your insurer and your policy decide the final credit. See roofing and insurance.