Roofing in Sea Ranch Lakes

Oceanside village

Salt air and flood maps in Sea Ranch Lakes

Close to the ocean, two things drive our recommendations here: salt and the flood map.

• Salt exposure We use fasteners, flashing and metal finishes rated for salt air. Read more
• Flood zones Broward's maps took effect July 31, 2024; check the lot before planning bigger work. Source
• 50% rule FEMA counts work of 50% or more of the building's market value as substantial improvement. Source

Re-roof permit

Applying for a Sea Ranch Lakes roof permit

The village posts its permit application online. Here is what we put together.

• Village application Downloaded from the village site and sent by email or fax. Source
• Attachments Payments, attachments or drawings may be submitted in person at the building official's discretion. Source
• HVHZ package The uniform roofing application and product approvals, as for any HVHZ roof.
• Notice of commencement For work of more than $5,000. Source

Sea Ranch Lakes inspections

1. We coordinate inspections with the village office once the permit is issued.
2. Deck and underlayment, in progress and final, per FBC §1512.4.
3. The village reported 520 inspections conducted in FY 2023-24. Source

HVHZ, NOA, the 25% rule

Roofing code in Sea Ranch Lakes

• 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.