Roofing in Pembroke Pines, FL

What is on the roofs in Pembroke Pines

Pembroke Pines was built from east to west. The first square mile, next to the Florida Turnpike and North Perry Airport, dates from around 1960; a 1980 annexation added the land from Flamingo Road to US 27; and the biggest wave came after Hurricane Andrew, when much of West Pines, west of I-75, was built. So how old your roof deck and its tie-downs are depends a lot on which side of I-75 you live on.^5,6

Local rules and history that affect your roof

• The city incorporated in 1960 with 425 votes cast in a resident's carport. It covered less than a square mile between Pembroke Road, Hollywood Boulevard, SW 72nd Avenue and the Florida Turnpike.⁵
• In 1980 the city annexed the land from Flamingo Road west to US 27, doubling its size. I-75 now runs through that annexed land, and the neighborhoods west of it are known as West Pines.^5,6
• Under Florida Building Code, Existing Building 706.8, re-roofing a wood-deck home insured (or assessed) at $300,000 or more that was permitted before September 1, 1994 triggers a roof-to-wall connection upgrade. Homes in the older neighborhoods east of I-75 are the ones most likely to fall on the pre-1994 side.^6,7

Storms that hit here

• Andrew (1992). Andrew's lasting mark on Pembroke Pines was growth: thousands of south Miami-Dade residents moved here afterward, and the city ranked third on a 1999 list of the fastest-growing cities in the country.⁵
• Wilma (2005). The National Hurricane Center logged a 960-millibar pressure reading in Pembroke Pines as Wilma crossed on October 24, 2005, and concluded parts of Broward likely had Category 2 conditions.⁸
• Katrina (2005). Katrina came ashore as a Category 1 hurricane near the Miami-Dade/Broward line on August 25, 2005, and an unofficial station in Pembroke Pines logged a 56-knot (64 mph) gust. Three of Florida's direct deaths were from trees falling in Broward.⁹

What this means for a re-roof in Pembroke Pines

How old the houses are. The median home in Pembroke Pines was built in 1992; 80.4% of its 67,235 homes predate 2000 and 7% 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.^4,10,11,12

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