Roof Replacement in Pembroke Pines
A full tear-off done the way Broward County requires — re-nailed deck, secondary water barrier, and hurricane-approved products, permitted and inspected.
What a proper replacement includes in Broward County
All of Broward County sits in Florida's High-Velocity Hurricane Zone, and a re-roof here isn't just new shingles over old problems. Here's what the code requires — and what we build on every replacement:
- Tear-off to the deck. We strip the old system down to the sheathing so we can see what we're working with. No burying problems under a second layer.
- Deck inspection and re-nailing. The plywood gets re-nailed with 8d ring-shank nails on a 6-inch schedule — the fastening pattern the HVHZ demands. Soft or rotted sections get replaced.
- Secondary water barrier. A self-adhering membrane over the deck (or sealed joints plus approved underlayment). This is the layer that keeps water out even if the outer covering is damaged in a storm.
- Hurricane-approved products. Every product in the assembly — underlayment, covering, flashing — carries a Miami-Dade Notice of Acceptance (NOA) or Florida Product Approval with the HVHZ designation. The approval numbers go on your permit, and you can look them up yourself.
- Correct fastening. Six nails per shingle in the HVHZ (not four). Tile and metal systems get their NOA-listed fastening patterns.
- New flashing everywhere. Chimneys, walls, valleys, and penetrations get new corrosion-resistant flashing — the number-one leak source on South Florida homes.
What it costs in Pembroke Pines
We publish planning ranges because you shouldn't have to surrender your phone number to get a ballpark. These are installed prices for Broward County, including tear-off, HVHZ-required components, permit, and disposal:
| System | Per square (100 sq ft) | South Florida lifespan |
|---|---|---|
| Architectural shingles | $500–$950 | 15–25 years |
| Concrete tile | $1,000–$1,700 | 40–50+ years (underlayment ~20–25) |
| Standing-seam metal | $1,100–$2,300 | 40–70 years |
| Clay tile | $1,400–$2,500 | 75–100+ years |
| Flat (TPO / modified bitumen) | $600–$1,400 | 15–25 years |
Your exact price depends on roof size, pitch, complexity, and condition of the deck. The written quote after our free roof inspection is the real number — the ranges above are for planning. For the full breakdown, see our roof cost guide.
The 25% rule, in plain English
Florida's 25% rule used to mean: damage more than 25% of your roof in 12 months, and the whole roof had to be brought to current code. Since SB 4-D (2022), roofs permitted under the 2007 Florida Building Code or later — roughly, permitted on or after March 1, 2009 — are exempt: only the repaired portion must meet current code. Older roofs can still trigger a full replacement. We pull your permit history during inspection so you know which rule applies to you.
Pembroke Pines is a re-roof town. The median home here was built in 1992 and about 80% of housing predates 2000. The 1990s tile roofs are hitting underlayment end-of-life, and insurers are asking harder questions about older shingle roofs. If your street is re-roofing, get an honest assessment of yours.
How long does a roof replacement take?
A: Most Pembroke Pines homes take 1–3 days of on-site work once materials are in and the permit is issued. Tile and complex roofs can run longer. Permitting and HOA approval add lead time before work starts — we handle both.
Can I stay home during the replacement?
A: Yes. It's loud during tear-off, but you don't need to move out. We protect landscaping, keep the site contained, and magnet-roll for nails daily.
Do you offer warranties?
A: Manufacturer warranties vary by product (up to lifetime on some systems), and we stand behind our workmanship. We'll put the exact warranty terms in writing with your quote — ask us about them during your inspection.
Will a new roof lower my insurance?
A: Often, yes. A new HVHZ-compliant roof with a fresh wind mitigation inspection (OIR-B1-1802) can cut 25–45% off the windstorm portion of your premium. We explain exactly which features earn the credits.
What if my HOA only allows certain materials?
A: Very common here — many communities mandate tile profiles or earth-tone palettes and require ARC approval before work begins. Tell us your community and we'll build the quote around what's actually allowed.
Effortless from first call to final walkthrough
Free photo inspection
We measure, photograph, and assess your roof's age, deck condition, and remaining life — then give you a straight answer.
Written quote, no pressure
One clear price for the full HVHZ-compliant system. If repair makes more sense, we'll say so.
Permit and HOA paperwork
We pull the City of Pembroke Pines roofing permit and help with your HOA's architectural review so nothing stalls.
Build day and walkthrough
Tear-off, re-nail, water barrier, new roof — then a magnet-rolled lawn and a final walkthrough with you.
Roof Trouble? Call Now — We Answer 24/7
One call gets you a free inspection, photos of exactly what your roof needs, and a straight written quote. No forms, no waiting — a real person picks up.
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