Permit
A permit is needed
Florida’s code exempts no building work from permits (FBC Building § 105.2); in Southwest Ranches the reroof permit comes from the town’s building department.
Roof Replacement in Southwest Ranches, FL
Southwest Ranches has 8,036 homes, and half of them were standing by 1993. 83% predate 2000, and in Florida the age of the house decides what a reroof has to include.
New Roofing Costs connects homeowners with independent local roofing contractors. We do not perform roofing work.
Call (833) 781-1806 Replacement and new roofs only · homeowners
This number connects homeowners who are planning a new roof or a full roof replacement with independent local roofing contractors. It is not for leak repairs or patch jobs. The call must come from the homeowner who decides on the roof. Calls may be recorded.
The rules for a reroof in Southwest Ranches
Layers
When the old roof must come off
A tear-off to the deck is required where the roof already has two layers, where the covering is tile, slate or wood shake, or where it is water-soaked or deteriorated (FBC Existing Building 706.3).
The 25 percent rule
Partial work can bring in the whole roof
Florida limits partial work: if more than 25 percent of a roof or roof section is redone in 12 months, the whole roof or section has to meet the current code. Roofs built or replaced under the 2007 Florida Building Code or later are exempt; only the new part must meet the code in effect (FBC Existing Building 706.1.1; Fla. Stat. § 553.844(5)).
Source: FBC Existing Building, 8th ed. (2023), Chapter 7; Fla. Stat. § 553.844
Houses permitted before 2002
A secondary water barrier and deck re-nailing
If your site-built single-family home was permitted before the Florida Building Code took effect (March 1, 2002), a full roof replacement must include a secondary water barrier and re-nailing of the roof deck: at least two 8d nails per rafter, a nail counting as 8d if it is at least 0.113 inch thick and 2¼ inches long (Fla. Stat. § 553.844(3); FBC Existing Building 706.7).
83% of homes in Southwest Ranches were built before 2000 (ACS); the year the house was permitted is what counts.
Source: Fla. Stat. § 553.844; FBC Existing Building, 8th ed. (2023), Chapter 7
HVHZ
Broward is a High-Velocity Hurricane Zone
Broward County is in the High-Velocity Hurricane Zone (FBC Building, Chapter 2). Every roofing product needs a current product approval (§ 1512.2.1), and the contractor goes through a required owner’s notification with you, which you initial (§ 1524), including that the existing wood deck may have to be re-nailed.
Source: FBC Building, 8th ed., Chapter 2 (HVHZ); FBC Building, 8th ed., Chapter 15 (§ 1512, § 1524)
Rules as read on October 24, 2026. The state’s code edition and the rest of its rules: roof replacement in Florida.
Homes and roofs in Southwest Ranches
Of 7,873 occupied homes in Southwest Ranches, 6,506 (83%) are owner-occupied. By year built, 1% before 1960, 6% before 1980, 83% before 2000; 17% went up in 2000 or later. (ACS 2020–2024.)
By building type: 83% detached houses, 5% attached single-family houses (rowhouses, twins and townhouses), 6% buildings of two to four units.
Of the 32 Broward County places on this site, Southwest Ranches has the 22nd largest share of homes built before 2000: 83%, against a county range of 54% to 95%.
ZIP codes: 33331
Southwest Ranches and the towns around it
| Place | Median built | Before 2000 | Owners | Row, twin | Hail days |
|---|---|---|---|---|---|
| Southwest Ranches | 1993 | 83% | 83% | 5% | 20 |
| Pembroke Pines | 1981 | 85% | 72% | 17% | 24 |
| Weston | 1994 | 74% | 76% | 14% | 14 |
| Cooper City | 1987 | 79% | 86% | 16% | 28 |
| Miramar | 1989 | 70% | 66% | 9% | 21 |
| Davie | 1988 | 72% | 69% | 12% | 27 |
Median built: median year the homes were built. Before 2000: share of homes built then. Owners: share of homes that are owner-occupied. Row, twin: share of homes that are rowhouses, twins or townhouses. Census ACS 2020–2024. Hail days: days with hail of 1 inch or larger within 10 miles, 2006–2025, NOAA Storm Prediction Center.
Storm record around Southwest Ranches
NOAA’s storm reports show 20 days since 2006 with hail of at least 1 inch inside a 10-mile circle around Southwest Ranches, topping out at 1.75 in on June 12, 2011. The most recent was May 23, 2025.
That is more hail days than 96% of the places in the state on this site.
Federal major-disaster declarations for storms in Broward County since 2006: 6, most recently DR-4834, Hurricane Milton, declared October 2024. (OpenFEMA.)
A report says hail fell near Southwest Ranches, not that it damaged a roof. When wind or hail damage means a new roof.
What goes on the roof next
Useful life is HUD’s planning figure, not a warranty. More in the guides to shingles, metal, slate, tile and flat roofs.
| Material | HUD useful life | Fits a house like | Watch for |
|---|---|---|---|
| Asphalt shingles | 20 years | Most pitched roofs; 83% of homes here are detached | Wind class set by the design wind speed (IRC Table R905.2.4.1) |
| Metal (standing seam, panels) | 50 years | Low pitches and long runs | Product approval required in Broward (HVHZ) |
| Slate | 75 years | Older and historic houses | Never a base for a new layer (R908.3.1.1); heavy |
| Clay or concrete tile | 60 years | Houses framed for tile | Can’t be roofed over (FBC-EB 706.3) |
| Flat roof: EPDM or TPO | 15 years | Porches, additions, low-slope rears | Where the roof meets a wall or parapet |
Checking a contractor in Florida
Roofing in Florida takes a state license: Certified Roofing Contractor (CCC), valid statewide, or Registered Roofing Contractor (RC), valid only where the contractor holds a local certificate. 9,419 CCC licenses were active on October 23, 2026. Look up the number of anyone pricing a roof in Southwest Ranches on DBPR.
The price side is in what a new roof costs in Florida; the paperwork side in Florida roofing licenses.
Questions about a new roof in Southwest Ranches
Do I need a permit to replace a roof in Southwest Ranches?
A permit is needed. Florida’s code exempts no building work from permits (FBC Building § 105.2); in Southwest Ranches the reroof permit comes from the town’s building department.
Can a new roof go over the old one in Southwest Ranches?
A tear-off to the deck is required where the roof already has two layers, where the covering is tile, slate or wood shake, or where it is water-soaked or deteriorated (FBC Existing Building 706.3).
How old are the houses in Southwest Ranches?
By the Census Bureau’s American Community Survey (2020–2024), the median home in Southwest Ranches was built in 1993, 83% of homes were built before 2000, 83% are owner-occupied.
Does Southwest Ranches get hail that damages roofs?
Hail of 1 inch or larger was reported on 20 days within 10 miles of Southwest Ranches from 2006 through 2025 (NOAA Storm Prediction Center). A report means hail fell nearby, not that a roof was damaged.
How do I check a roofing contractor in Southwest Ranches?
Roofing in Florida takes a state license: Certified Roofing Contractor (CCC), valid statewide, or Registered Roofing Contractor (RC), valid only where the contractor holds a local certificate. 9,419 CCC licenses were active on October 23, 2026. Look up the number of anyone pricing a roof in Southwest Ranches on DBPR.
What they will ask on the phone
- Where the house is: the Southwest Ranches address or ZIP
- How many stories the house has, and whether it is detached or attached
- The roof you have today, shingle, metal, slate, tile or flat, and its rough age
- How many layers are on it, if you know
- That the job is a full replacement or a new roof, and your timing
- When the house was permitted, and when the current roof went on
- That you own the home and decide on the roof
The full list: before you call.