Tile
Off with the tile, inspect and re-fasten the deck, new underlayment, new flashing, then tile back on. The waterproofing is the purchase; the tile is the finish.
Broward County
Roofing in Pembroke Pines, Florida
Pembroke Pines is inland Broward: planned single-family and townhome communities, mostly concrete tile and architectural shingle, built in phases so whole neighborhoods reach the end of their roof life together. Broward is inside the High Velocity Hurricane Zone. Perkins Roofing serves the city from the Miami office.
- Founded
- 1980
- Counties served
- 6
- Florida offices
- 2
The building stock
Planned communities, shared roof age
Pembroke Pines is a suburban city of platted, master-planned communities: single-family houses, townhomes and villas, laid out in phases, with concrete tile and architectural shingle doing nearly all the work. Roof geometry is simple and repetitive — hips and gables, a lanai or patio section at the back, a handful of penetrations — which means the failure points repeat street by street just as the construction did.
Being inland matters in exactly one way: less salt in the air, so the fasteners and flashings live longer than they would on the coast. It does not soften the sun, the rain or the wind, and it does not lower the standard — Broward is part of the High Velocity Hurricane Zone along with Miami-Dade, so the work is done to that regime.
Broward adds a layer most Florida counties do not have. The countywide Board of Rules and Appeals was created by special act and is written into the county charter, which provides that the Florida Building Code shall be amended only by that board for Broward. It also certifies every building department in the county — a department cannot operate unless its building official is BORA-certified, and that certification is renewed every two years. In practice a Pembroke Pines roof answers both to the city building department and to countywide amendments, and those departments, not this page, are the authority on what applies to your address.
For what a full replacement involves, see residential roofing.
By the numbers
Pembroke Pines homes and their roofs
The U.S. Census Bureau’s American Community Survey counts about 67,200 housing units in Pembroke Pines (2020–2024 five-year estimates). The median year built is 1992. About 36% of homes went up in the 1990s alone and about 80% before 2000, so most houses in the city are now past 25 years old. That is the age at which Florida insurers commonly start asking for proof of the roof’s condition; see roof inspections for insurance.
- 46% of homes are detached single-family houses and 14% are attached townhomes and villas.
- About 24% are in buildings with 20 or more units, where the association, not the owner, manages the roof. See condo and commercial roofing.
- About 70% of occupied homes are owner-occupied.
Source: U.S. Census Bureau, American Community Survey 2020–2024 5-year estimates, tables B25034, B25035, B25024 and B25003 for Pembroke Pines city (data.census.gov). Percentages are rounded.
Code and products
Pembroke Pines is in the High-Velocity Hurricane Zone
The Florida Building Code applies its High-Velocity Hurricane Zone (HVHZ) rules to all of Broward County and Miami-Dade County, inland cities included. For a Pembroke Pines roof, that means the HVHZ roofing chapter applies to a replacement, and roofing products need approval for HVHZ use: typically a Miami-Dade Notice of Acceptance (NOA) or a Florida Product Approval that carries the HVHZ designation. Our guide explains how NOAs and Florida Product Approvals work.
You can check the approval numbers on your permit yourself, on the Miami-Dade Product Control search or the Florida product approval search.
Permitting authority
Roofing permits in Pembroke Pines
- Address
- 601 City Center Way, 2nd Floor, Pembroke Pines, FL 33025
- Phone
- 954-435-6502
The city asks for the current Broward County Uniform Building Permit Application. Checked against the city’s published information on September 25, 2026 (source). Perkins prepares and pulls the permit for every roof we install; requirements can change, so we confirm them for your address. HOA approval is a separate, private step, covered in the questions below.
What we do here
Roof work in Pembroke Pines
Shingle
Nailing pattern, starter course and tab sealing decide wind performance far more than the brand on the wrapper — and in the HVHZ that is not a detail you improvise.
Low-slope
Where a low-slope rear section meets the main roof. Water sits here rather than runs, and this junction leaks long before the open field of the roof does.
How we cover it
Served from the Miami office
Broward is worked from the Perkins Roofing Miami office, one of two Florida offices — address and directions on the Miami office page. Every county and city covered is listed on the South Florida service area page, and the regional picture is on South Florida roofing contractors.
Nearby: the Broward County roofing overview, and our pages for roofing in Hollywood and roofing in Fort Lauderdale. Just south across the county line is Miami-Dade; see our Miami roofing company page.
Questions
Pembroke Pines roofing FAQ
Why are my neighbors all re-roofing at once?
Because the houses were built at once. A master-planned phase goes up over a year or two with the same covering, the same underlayment and the same details throughout, so two decades later they arrive at the end of their service life together. If three houses on your street have been re-roofed recently, that is real information about yours.
Does the HOA decide what roof I can have?
It usually controls appearance — color, profile and sometimes material — and requires written approval before work begins. That is a private agreement between you and the association, entirely separate from the building permit, and it is the most common reason a Pembroke Pines project starts late. Get the architectural guidelines and the approval timeline before anything is ordered.
Is inland Broward easier on a roof than the coast?
Less salt reaches the fasteners and flashings, which genuinely extends the life of the metal in the assembly. Nothing else changes: full sun, thermal cycling, heavy rain and wind loading the perimeter and corners hardest. And because Broward is in the High Velocity Hurricane Zone, the standard the work is built to is the same as on the beach.
Who actually sets the roofing rules in Broward?
Two bodies, which is unusual. Your municipal building department issues the permit and inspects the work — but Broward also has a countywide Board of Rules and Appeals, created by special act and written into the county charter, which certifies every building department in the county and is the body through which the Florida Building Code is amended for Broward. A Broward roofer therefore answers both to the city and to countywide amendments most of the state does not have. It is worth knowing that your contractor knows it.
My tile roof looks fine. Why would it need replacing?
Because concrete tile is the shade, not the waterproofing. It shrugs off sunlight and can look presentable for decades while the underlayment bonded to the deck underneath ages out. A tile roof with no broken tiles that leaks after wind-driven rain is the standard case, and it needs the system replaced rather than tiles swapped.
How old are the homes in Pembroke Pines?
The Census Bureau’s American Community Survey (2020–2024) puts the median year built for Pembroke Pines housing at 1992. About 36% of homes were built in the 1990s and about 80% before 2000, so most houses are now more than 25 years old, the age at which Florida insurers commonly start asking about the roof.
Who issues roofing permits in Pembroke Pines?
The City of Pembroke Pines Building Department, at 601 City Center Way, 2nd Floor (954-435-6502). Applications go through the city’s online Development Hub or in person, using the current Broward County Uniform Building Permit Application. On a Perkins job, Perkins prepares and pulls the roofing permit.
Which roofing products can be used in Pembroke Pines?
Pembroke Pines is in Broward County, and all of Broward is in the High-Velocity Hurricane Zone. Roofing products there need approval for HVHZ use, typically a Miami-Dade Notice of Acceptance (NOA) or a Florida Product Approval that carries the HVHZ designation. The approval numbers go on the permit and can be looked up online.
Do you have a Pembroke Pines office?
No. Perkins Roofing has two Florida offices, Miami and Jupiter. Pembroke Pines and the rest of Broward are worked from the Miami office. We are not going to list a local address we do not occupy.
Comparing quotes? Read how to evaluate a South Florida roofing contractor.
Check Perkins before you hire
- Since 1980 Roofing South Florida from Miami
- License CCC1331944 Florida certified roofing contractor · Verify on myfloridalicense.com (search license CCC1331944, opens the state lookup)
- Two offices Miami · Jupiter
- Google reviews Miami 4.8 (175) · Jupiter 5.0 (53) · as of
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Same builder, same year, same roof.
If the street is re-roofing, yours is next. We will tell you how much life is genuinely left in it.
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