Shingle is the lowest cost way to put a new, code approved roof on a Pembroke Pines home, and it is common on the older ranch homes on the east side of the city and in communities without strict tile rules. APEX Roofing of Delray Beach installs high wind rated shingles with Miami-Dade approval starting at $6 to $7 per square foot of roof, with the tear off, permit, and every sheet of rotted decking included.
$6 to $7 per square foot of roof installed, the least of any roof we put on a Pembroke Pines home.
How long a shingle roof usually lasts under South Florida sun, heat, and storm seasons.
Shingles carry the Notice of Acceptance that Broward's High-Velocity Hurricane Zone requires.
Every sheet of rotted decking is replaced at no extra cost, so the price you sign holds.
Shingle costs the least up front and lasts the shortest time, and in Pembroke Pines the HOA often decides the question first.
These are the ranges we charge for a new shingle roof in Pembroke Pines, and the four things that move a price within them.
Many roofers include only a few sheets of plywood and bill every sheet after that, which can add thousands to the final invoice. On a shingle roof, APEX replaces every sheet of compromised decking at no extra cost.
Prices are per square foot of roof, which is larger than the floor plan once overhangs, the garage, and the slope are counted.
Hips, valleys, and dormers take more cutting and more flashing than a simple gable.
Each skylight, vent, and pipe needs its own flashing and seal.
All of Broward sits in the High-Velocity Hurricane Zone, so shingles must be installed exactly as their approval specifies, and prices usually land toward the upper end of the range.
Installed price per square foot of roof
Asphalt shingle
$6 to $7
Tile, for comparison
$10 to $11
Standing seam metal, for comparison
$11 to $12
A typical Pembroke Pines home has about 2,500 to 3,000 sq ft of roof, which puts a new shingle roof around $15,000 to $21,000.
Starting ranges, not a quote. Financing can turn the price into a monthly payment, and homes built before 2008 may qualify for up to $10,000 toward hurricane upgrades through the state’s My Safe Florida Home program when funding is open.
Shingle roofs usually last 15 to 25 years, so many reach 15, the age Florida insurance rules watch, while they still have good years left.
Under Florida law, an insurer cannot refuse to write or renew a policy only because of roof age if the roof is under 15 years old. Many shingle roofs in Pembroke Pines are close to that line.
A roof 15 years or older stays insurable on age alone when an inspection shows at least 5 years of useful life left. A roof inspection puts that in writing.
A replacement brings the deck attachment and a secondary water barrier up to current code, features a wind mitigation report can credit on your premium.
General information, not legal or insurance advice. Your insurer decides what it accepts.
The same steps as any roof replacement.
We measure the roof, check the deck from the attic, and note every opening the shingles have to meet.
The quote names the shingle, its Miami-Dade approval number, the color, and the price, ready for your HOA if you have one.
We apply for the permit through the City of Pembroke Pines Building Department’s Development Hub before work starts.
The old roof comes off, every sheet of rotted decking is replaced, and the deck is inspected before the underlayment goes down.
The shingles, flashing, and ridge go on, the City signs off the final inspection, and you get photos of the finished roof.
Real reviews from homeowners across Broward and Palm Beach counties.
We serve homeowners across Pembroke Pines, including Pasadena Lakes, Hollywood Pines, Rainbow Lakes, Pembroke Lakes, Silver Lakes, and Chapel Trail.
It depends on the community. Many planned communities here require tile in set colors, while others, and neighborhoods without an association, allow shingle. Check your association’s rules first. Our written quote names the exact shingle and color for the board.
A new shingle roof built to Broward code is made for it. The shingles carry a Miami-Dade Notice of Acceptance for high wind, and the code sets how they are fastened and sealed. Wind damage shows up most on older roofs whose seal strips have given out.
Usually algae, which grows fast in South Florida humidity and under the shade trees common in Pembroke Pines. It looks bad but rarely causes a leak on its own. If the streaks come with curling, missing, or bare shingles, the roof itself is wearing out.
We take the old roof off first. That is the only way to find and replace rotted decking, and it gives the City inspector a clean deck to check before the new roof goes on.
Not always. Shingle costs the least today, but tile and metal usually last longer. If you plan to stay for decades, compare one metal roof against two shingle roofs. You can see finished roofs on our projects page.
The shingle, its approval number, the color, and the price in writing, with every sheet of rotted decking included.
