Tile roofing in Pembroke Pines, FL

Why Pembroke Pines tile roofs fail from underneath

Pembroke Pines grew west in one long wave. East of University Drive, around Pines Boulevard in 33023 and 33024, are 1960s and 1970s concrete-block homes, many on a second roof already. West of University Drive the city was built out from the 1980s through the early 2000s, Pembroke Lakes, Pembroke Falls, Silver Lakes, Chapel Trail, Grand Palms and Towngate among them, nearly all concrete tile on wood trusses in HOA communities.

Those western roofs are now 20 to 35 years old and fail in a particular way: the concrete tile is fine, but the underlayment beneath it, the felt or early peel-and-stick that actually keeps the water out, is at the end of its life. The signs are a stain at a valley or a wall, a leak with no broken tile anywhere, and an insurance renewal asking for a roof inspection. New tile over worn underlayment buys a couple of years, so the job is the full system.

What a tile roof replacement in Pembroke Pines includes

The old tile and underlayment come off to the plywood, the deck is re-nailed to code and inspected, and a self-adhered underlayment goes over the whole deck as the secondary water barrier, with new flashing at every wall, valley and penetration. Then the tile: Westlake Barcelona 900, the tall Spanish S most Pembroke Pines streets already wear, or Saxony 900, the flat slate-look profile, set with foam adhesive or screws as its product approval requires. Both are on our Pembroke Pines roofs: the terracotta Barcelona above, Stone Mountain Blend below, Espresso Blend in 33029 and Saxony Sedona in 33023, all in our project portfolio; the blends we stock cover the colors these communities were built with.

• Tear-off to the deck, re-nail to code, rotten plywood billed by the sheet.
• Self-adhered secondary water barrier over the full deck, new flashing throughout.
• Westlake Barcelona 900 or Saxony 900 set to its approval, foam or screws.
• Manufacturer warranty registered in your name plus our labor warranty, in writing.

Pembroke Pines roofing permits, HVHZ approvals and HOA color review

A reroof in Pembroke Pines is permitted and inspected by the City of Pembroke Pines Building Division at the City Center on City Center Way, not by Broward County. Broward sits with Miami-Dade in the High-Velocity Hurricane Zone (HVHZ) of the Florida Building Code, so the tile, underlayment, adhesive or fasteners and flashing must each carry a Miami-Dade Notice of Acceptance (NOA) or a Florida Product Approval rated for the HVHZ. The city inspects the re-nailed deck, the dry-in, the tile in progress and the finished roof. We run the cycle as contractor of record (Florida Certified Roofing Contractor CCC1331964) and hand you the closed permit with every approval; our guide to HVHZ permits and NOAs explains how to read one.

Most of western Pembroke Pines is in an HOA community with an architectural review that usually covers tile color; we submit the tile sample and product sheet to the association with the city application, so the two approvals run at the same time.

Repair or replace: the 25% rule on a Pembroke Pines tile roof

Florida's building code limits how much of a roof can be repaired before the whole section must meet current code: more than a quarter of a roof section in a year, unless the roof was built to the 2007 code or later. On a 1990s Pembroke Pines tile roof leaking in two or three places, that often settles the question. Our repair-or-replace guide covers the rule and the insurance side; a cracked or slipped tile is still a repair.

Tile roof cost in Pembroke Pines, the timeline and financing

Tile runs $850–$1,400 per square (100 sq ft) in our instant roof quote; the written price follows a free inspection. In Pembroke Pines the number moves on roof size and pitch, one or two stories, how cut-up the roof is (hips, valleys and dormers take more tile than a plain hip), the tile blend, rotten plywood, and whether a flat patio roof is redone under the same permit.

Once the city and the HOA approve, a typical Pembroke Pines home is about a week on site, never open overnight. A new permitted tile roof is rated for 30–50 years, earns the wind-mitigation credits on form OIR-B1-1802 for the secondary water barrier, the re-nailed deck and the approved covering, and keeps a policy renewable where a 25-year-old roof may not. As an approved PACE contractor we finance at $0 down, repaid on the Broward property-tax bill, or through a GoodLeap or Service Finance loan from 2.99% APR (financing). Tile against shingle or metal? See roof replacement.

See tile roofing across South Florida, everything we do in Pembroke Pines, or call (786) 999-5353 for a free inspection.