Most Pembroke Pines homes were built in the 1980s, 1990s, and early 2000s, and many still have their original roof. A roof replacement in Pembroke Pines has to meet the High-Velocity Hurricane Zone rules that cover all of Broward, so APEX Roofing of Delray Beach names the approved product in your contract, pulls the permit, and replaces every sheet of rotted decking at no extra cost.
Filed through the City of Pembroke Pines Building Department's Development Hub, with every inspection booked by our team.
Your estimate lists the exact product and its Notice of Acceptance number, so what arrives matches what you signed.
The written quote names the material, profile, and color, the details most association boards ask for.
Every compromised sheet under a shingle, tile, or metal roof is replaced at no extra charge.
Not every tired roof needs a full tear off. In Pembroke Pines, where so many roofs went on at the same time, these are the signs that usually mean yours does.
If your roof was built to the 2007 Florida Building Code or newer, state law generally allows just the damaged section to be repaired or replaced. Older roofs, which includes many original Pembroke Pines roofs, can still require a full replacement once more than a quarter of the roof needs work.
An insurer cannot refuse or drop a homeowners policy only because the roof is under 15 years old. After 15 years, an inspection showing at least five years of useful life left can keep the roof insurable.
General information about Florida law, not legal or insurance advice. Your insurer and policy terms decide coverage.
Most Pembroke Pines homes sit in master planned communities, so the association often has a say before the old roof comes off.
Communities such as Silver Lakes, Pembroke Falls, and Chapel Trail have architectural review, and many set the roof material, tile profile, and color. Ask your association what it allows before you choose a roof.
Many tiles used on 1990s roofs are discontinued. If your HOA wants a match, we look for a current approved tile close to the original and put its name and color in writing for the board.
Plan for the HOA review on top of the city permit. Starting the paperwork early keeps your roof from being pushed into hurricane season.
Each material is installed to the same High-Velocity Hurricane Zone standard. The right one depends on your HOA, your home’s style, your budget, and how long you plan to stay.
Typical life: 15 to 25 years
Installed: $6 to $7 per sq ft
The lowest upfront cost, common on east side ranch homes and in communities without tile rules.
Typical life: 30 to 50 years
Installed: $10 to $11 per sq ft
Concrete tile, the look of most Pembroke Pines streets, with new underlayment doing the waterproofing.
Typical life: 40 to 60 years
Installed: $11 to $12 per sq ft
Painted standing seam for owners staying long term, where the HOA allows it.
Typical life: 15 to 25 years
Installed: $6.50 to $7.50 per sq ft
Modified bitumen for Florida rooms, additions, and patio roofs, with drainage planned first.
You always know what comes next, who is on your roof, and what the city has signed off.
We walk the roof, check the attic, and photograph every problem so you see what we see.
An itemized price that names the product, its approval number, and the color, with rotted decking already included on shingle, tile, and metal.
Your quote goes to the board if your community reviews roofs, then we apply for the permit through the Development Hub.
Old roof off, every soft sheet of decking replaced, underlayment down, and the city’s inspection passed before the roof covering goes on.
New roof installed, final inspection closed, and your warranty details handed over in writing.
No two roofs cost the same, but these are the real ranges we charge 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 shingle, tile, and metal roofs, APEX replaces every sheet of compromised decking at no extra cost. Flat roofs are the exception, and your estimate says so up front.
Prices are per square foot of roof, which is usually larger than the home itself once overhangs, the garage, and the slope are counted.
Shingle costs least upfront, tile sits in the middle, and painted standing seam metal costs the most but lasts the longest.
All of Broward sits in the High-Velocity Hurricane Zone, which calls for approved products and stronger fastening, so Pembroke Pines homes usually land toward the upper end of each range.
Hips, valleys, and skylights add labor, and an HOA required tile profile or color can change the material price.
Installed price per square foot of roof
Asphalt shingle
$6 to $7
Flat, modified bitumen
$6.50 to $7.50
Tile
$10 to $11
Standing seam metal
$11 to $12
Included: tear off, underlayment, permit, disposal, and all rotted decking on shingle, tile, and metal roofs.
A typical Pembroke Pines home has about 2,500 to 3,000 sq ft of roof. That puts shingle around $15,000 to $21,000, tile around $25,000 to $33,000, and standing seam metal around $27,500 to $36,000.
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.
Real reviews from homeowners across Broward and Palm Beach counties.
We replace roofs across Pembroke Pines, including Silver Lakes, Pembroke Falls, Chapel Trail, Pembroke Lakes, Towngate, Walnut Creek, and Rainbow Lakes.
Yes. Our online roofing estimate gives you a starting number without anyone coming to the house. We still inspect the roof before you sign, because roof shape and flashing details only show up in person, and your written estimate spells out everything that is included.
It depends on your HOA. Some communities only approve tile in set profiles and colors, others allow metal or shingle. Check with your association first, then compare metal roofing and shingle roofing for your home.
Often, yes. After the replacement, a wind mitigation inspection can document features like the roof deck attachment, the roof to wall connections, and a secondary water barrier, which many Florida insurers credit with a discount. How much you save depends on your insurer, so ask them before and after. Our guide to the wind mitigation inspection in Florida explains how the report works.
It covers the installation itself, meaning how the roof was put on, while the manufacturer’s warranty covers the materials separately. The full terms, including what is and is not included, are on our lifetime workmanship warranty page.
Aim for winter or early spring. Hurricane season runs June 1 to November 30, and HOA review, the permit, and material orders can add a few weeks before work starts. If a storm has already damaged your roof, start with our storm damage restoration team instead.
On shingle, tile, and metal roofs, we replace all of it at no extra charge. Many roofers include only a few sheets of plywood and bill every sheet after that, which is how a fair quote turns into a much bigger invoice. Flat roofs are the one exception, and your estimate explains how decking is handled before you sign. You can see how we run jobs on our projects page.
One inspection, one itemized price, and the product and color named in writing, ready for your HOA.
