Roofing in Coral Springs, FL

What is on the roofs in Coral Springs

Coral Springs was laid out by one developer, Coral Ridge Properties, starting in the 1960s, and the city kept the developer's appetite for rules. Today city guidelines require cement or clay tile on single-family homes. Asphalt shingles are allowed only in ten older subdivisions such as Westview Estates, Beachwood Heights and Rushwood, and flat roofs only over porches, Florida rooms and rear utility rooms, capped at 25% of the roof.^6,7

Local rules and history that affect your roof

• The city publishes a pre-approved list of tile colors and profiles from named manufacturers. Tiles with dark antiquing (black or dark stripes), dark colors and contrasting blends are not allowed; anything off the list goes to the Architectural Review Committee, which meets the second Wednesday of each month.⁶
• Outside the ten shingle-approved subdivisions, even replacing an existing shingle roof with new shingles requires an engineer's letter stating the structure cannot support a tile roof. Metal roofs are not permitted on single-family homes unless the Architectural Review Committee approves them case by case.⁶
• On semi-attached homes and duplexes, both halves must use roofing of the same profile, material and color hue, so a re-roof on one side has to match the other.⁶
• The city's re-roof checklist asks for product approvals (including roof vents, solar attic fans and skylights), a Roofers Application Packet, a zoning addendum, and a Notice of Commencement before the first inspection on jobs over $5,000. It also points to Broward's Board of Rules and Appeals interpretation on roofing retrofits.²
• Coral Ridge Properties bought 3,869 acres from the Lyons family in 1961, the city was chartered on July 10, 1963, and Westinghouse bought the developer in 1966. The city reached residential build-out in 2003, so most homes date from the 1970s through the early 2000s.⁷

Storms that hit here

• Wilma (2005). The city estimates that the 2004–2005 storms, and Wilma above all, cut Coral Springs' tree canopy by about one third. The National Hurricane Center concluded parts of Broward likely had Category 2 conditions in Wilma.^8,9

What this means for a re-roof in Coral Springs

How old the houses are. The median home in Coral Springs was built in 1987; 85.7% of its 47,770 homes predate 2000 and 2.5% were built in 2010 or later. So most houses here went up before Florida’s first statewide building code took effect on March 1, 2002.^5,10,11,12

Pre-2002 wood-deck houses. When the old covering comes off, the deck gets re-nailed to current code and a secondary water barrier goes on; in the wind-borne debris region, insured homes of $300,000+ may also need roof-to-wall connections (capped at 15% of the re-roof cost).^10,11,12

Repair or replace. Replacing 25% or more of a roof section in 12 months generally means redoing the section to current code — unless that roof was built or replaced under the 2007 code or later.^11,12,13,14

Product approval. In the HVHZ every roofing component needs a current product approval — a Miami-Dade NOA or a Florida approval listed for HVHZ use. Ask for the numbers and look them up yourself.^13,15

Roof age and insurance. An insurer can’t refuse a policy just because the roof is under 15 years old. If it is 15 or older, you can get an inspection first; at least 5 years of remaining life means age alone isn’t grounds to refuse.¹⁶