Roof Permit Process Tampa Bay

Tampa Bay Permit Requirements by County

All seven Tampa Bay counties require permits for roof replacement and most roof repairs. Here’s the detailed breakdown of requirements, costs, and processes for each county.

Note: Permit costs vary based on home value, square footage, and whether it’s a re-roof or new construction. Costs shown are for typical residential re-roof projects.

Hillsborough County (Tampa) Permit Details

Jurisdiction: City of Tampa, Temple Terrace, Plant City, and unincorporated areas

Requirements:

• Building permit for all roof replacements
• Permit for repairs exceeding 100 square feet or 10% of roof area
• Florida licensed contractor (required for permit application)
• Proof of insurance (general liability and workers’ comp)
• HOA approval letter (if applicable)

Special Considerations:

• Historic district homes require additional review (add 5-7 days)
• Coastal high hazard areas require enhanced wind load calculations
• Tile roofs require structural load verification

Permit Cost Breakdown:

• Base fee: $175
• Square footage fee: $0.15-0.30 per sq ft
• Plan review fee: $75-150
• Technology fee: $15
• Total typical cost: $350-600 for 2,000 sq ft home

Processing Time: 1-3 business days for standard residential re-roof

Contact: Hillsborough County Building Services 1002 E Palm Avenue, Tampa, FL 33605 (813) 272-5900 Website: hillsboroughcounty.org/en/residents/building-services

Pinellas County (Clearwater, St. Petersburg) Permit Details

Jurisdiction: Clearwater, St. Petersburg, and 22 other municipalities

Requirements:

• Building permit for all roof replacements (complete tear-off or recover)
• Repair permit for work over 100 square feet
• Licensed contractor with Pinellas County competency card
• Product approval documentation (shingle NOA numbers)
• Energy code compliance form

Special Considerations:

• Barrier islands and coastal areas require Miami-Dade NOA approval for materials
• St. Petersburg has separate permitting (not county)
• Clearwater Beach properties require additional coastal review

Permit Cost Breakdown:

• Base building permit: $150
• Valuation-based fee: $125-300 (based on project cost)
• Plan review: $75-100
• Technology/administrative: $20
• Total typical cost: $300-550

Processing Time: 1-2 business days (Pinellas County has fastest processing in Tampa Bay)

Contact: Pinellas County Construction Licensing 512 South Fort Harrison Avenue, Clearwater, FL 33756 (727) 464-4062 Website: pinellas.gov/building

City of St. Petersburg (separate permitting): St. Petersburg Development Review Services (727) 893-7116

Pasco County Permit Details

Jurisdiction: New Port Richey, Port Richey, Dade City, Zephyrhills, and unincorporated areas

Requirements:

• Building permit for replacement or structural repairs
• Repair permit for non-structural work over 100 square feet
• State-licensed contractor (Pasco doesn’t require separate competency card)
• Wind mitigation inspection form (for insurance discounts)
• Truss layout for engineered systems

Special Considerations:

• Gulf Harbors and coastal areas have enhanced wind requirements (140-150 mph)
• Mobile/manufactured homes have different permit requirements
• Tile to shingle conversions require structural calculations

Permit Cost Breakdown:

• Building permit base: $125
• Square footage calculation: $100-250
• Plan review: $50-125
• Total typical cost: $275-500

Processing Time: 2-3 business days

Contact: Pasco County Building Services 8731 Citizens Drive, New Port Richey, FL 34654 (727) 847-2411 Website: pascocountyfl.net/building

Manatee County Permit Details

Jurisdiction: Bradenton, Palmetto, Holmes Beach, and unincorporated areas

Requirements:

• Building permit for all roofing work (replacement and major repairs)
• State contractor license (roofing or general contractor)
• Building plans showing shingle layout, ventilation, and flashing details
• Energy compliance documentation
• Windstorm mitigation disclosure form

Special Considerations:

• Coastal properties (Anna Maria Island, Longboat Key) require engineering
• Historical properties require preservation board approval
• Flat roofs have different permit requirements than pitched roofs

Permit Cost Breakdown:

• Base permit: $175-250
• Valuation fee: $100-225
• Plan review: $50-100
• Total typical cost: $325-575

Processing Time: 1-3 business days

Contact: Manatee County Building Services 1112 Manatee Avenue West, Bradenton, FL 34205 (941) 708-7170 Website: mymanatee.org/building

Sarasota County Permit Details

Jurisdiction: City of Sarasota, Venice, North Port, and unincorporated areas

Requirements:

• Building permit for replacement (all types)
• Repair permit for work exceeding 100 square feet or 25% of roof section
• State-certified roofing contractor (CCC or CBC license)
• Product approval documentation with Florida Product Approval numbers
• Asbestos survey for homes built before 1980

Special Considerations:

• Highest permit fees in Tampa Bay area
• Strictest enforcement of Florida Building Code
• Barrier islands require additional engineering review
• City of Sarasota has separate permit department

Permit Cost Breakdown:

• Base permit: $200-275
• Valuation-based fee: $150-300
• Plan review: $50-75
• Technology fee: $25
• Total typical cost: $400-650

Processing Time: 1-2 business days (despite higher fees, processing is efficient)

Contact: Sarasota County Development Services 1001 Sarasota Center Boulevard, Sarasota, FL 34240 (941) 861-5000 Website: scgov.net/government/building-services

Polk County Permit Details

Jurisdiction: Lakeland, Winter Haven, Bartow, Haines City, and unincorporated areas

Requirements:

• Building permit for replacement and structural repairs
• Licensed contractor (state or county-certified)
• Basic roof plan showing layout and materials
• Manufacturer warranty documentation
• Notice of Commencement filing

Special Considerations:

• Lakeland and Winter Haven have separate city permitting
• Agricultural/barn roofs have different requirements
• Mobile home re-roofing has specific tie-down requirements

Permit Cost Breakdown:

• Base permit: $125-175
• Square footage fee: $75-200
• Review fee: $50-100
• Total typical cost: $250-475 (lowest in Tampa Bay)

Processing Time: 2-4 business days (slower than coastal counties)

Contact: Polk County Building Division 4177 Ben Durrance Road, Bartow, FL 33830 (863) 534-6060 Website: polk-county.net/building

Hernando County Permit Details

Requirements:

• Building permit for all re-roofing projects
• Repair permit for work over 100 square feet
• State-licensed contractor
• Manufacturer specifications and product approvals
• Site plan showing property boundaries

Special Considerations:

• Coastal areas (Hernando Beach, Pine Island) require wind load calculations
• Older mobile homes need tie-down verification
• Some unincorporated areas have additional septic/well setback requirements

Permit Cost Breakdown:

• Building permit: $150-225
• Valuation-based fee: $75-200
• Plan review: $50-100
• Total typical cost: $275-525

Processing Time: 2-3 business days

Contact: Hernando County Building Department 20 N Main Street, Brooksville, FL 34601 (352) 754-4120 Website: hernandocounty.us/building

Step-by-Step Roof Permit Process

The permit process follows the same general steps across all Tampa Bay counties, though specific requirements and timelines vary. Here’s the complete process from start to finish.

Step 1: Hire a Licensed Contractor

Timeline: Before permit application

Why This Comes First: Florida law requires a state-licensed contractor to pull building permits for roof work. Homeowners cannot pull their own roof permits except for minor repairs under 100 square feet.

Verify Contractor Licensing:

• Check state license at MyFloridaLicense.com
• Verify license is active and current (not expired or suspended)
• Confirm contractor has proper insurance (general liability and workers’ comp)
• Check for county competency cards (required in Pinellas County)
• Review complaints history on DBPR website

License Types Acceptable for Roofing:

• CCC1326XXX = Certified General Contractor
• CCC058XXX = Certified Building Contractor
• CCC1329XXX = Certified Roofing Contractor (most common)

Warning Signs:

• Contractor says “you pull the permit” (illegal for roofing work)
• No state license or only city/county business license
• Offers to skip permits to “save money”
• Pressures immediate signing without permit discussion

Our Tampa roofing services include all permit handling, inspections, and code compliance as standard practice.

Step 2: Contractor Prepares Application Documents

Timeline: 1-2 days before permit submission

Required Documents:

1. Building Permit Application

• Property address and parcel number
• Property owner information
• Contractor license number and contact info
• Project description (e.g., “Remove existing asphalt shingles and install new architectural shingles per Florida Building Code”)
• Project valuation (based on square footage and materials)

2. Roof Plan/Drawing

• Not always required for simple re-roofs, but recommended
• Should show: Roof outline and dimensions, shingle layout pattern, valley and flashing locations, ventilation plan (ridge vents, soffit vents), penetration locations (vents, chimneys, skylights)
• Can be hand-drawn or computer-generated
• Must include property survey or aerial photo

3. Product Documentation

• Shingle manufacturer and model
• Florida Product Approval number (FL#)
• Miami-Dade NOA number (for coastal/HVHZ areas)
• Wind rating documentation (must meet or exceed code requirements)
• Underlayment specifications

4. Engineering Documents (when required)

• Truss calculations for complex roof shapes
• Wind load calculations for coastal properties
• Structural analysis for tile roofs or significant load changes
• Licensed professional engineer stamp (PE license)

5. Insurance Documentation

• Certificate of insurance (general liability minimum $1 million)
• Workers’ compensation insurance proof
• Sometimes contractor must add property owner as “additional insured”

6. Additional Documents (if applicable)

• HOA approval letter
• Historic preservation approval
• Variance approval (for non-standard installations)
• Asbestos survey (homes built before 1980 in some counties)

Step 3: Submit Permit Application

Timeline: Same day (online) or 1 day (in-person)

Submission Methods:

Online Submission (preferred, fastest):

• Hillsborough: MyBuildingPermit.com
• Pinellas: EnerGov portal
• Pasco: CitizenServe portal
• Sarasota: SarasotaCounty.EnerGov.com
• Manatee, Polk, Hernando: County-specific portals

Advantages: 24/7 access, immediate confirmation, faster processing, electronic document upload, status tracking online

In-Person Submission:

• Visit county building department during business hours (typically 8am-4:30pm)
• Bring all documents in physical form
• May wait 15-60 minutes depending on line
• Receive immediate feedback on missing documents
• Can ask questions to plan reviewers

Payment Methods:

• Credit/debit card (online or in-person)
• Check (in-person only, some counties)
• Cash (in-person only, some counties)
• Business account (for contractors with established accounts)

Step 4: Plan Review and Approval

Timeline: 1-4 business days (varies by county)

What Plan Reviewers Check:

• Code compliance (Florida Building Code 8th Edition, 2023)
• Wind load requirements for specific address location
• Proper ventilation (minimum 1 sq ft per 150 sq ft attic space)
• Flashing details at valleys, chimneys, walls
• Product approvals match code requirements
• Contractor licensing is current and valid

Possible Outcomes:

1. Approved (best case)

• Permit is issued immediately
• Contractor can pick up permit placard
• Work can begin same day or next day

2. Corrections Required (common for complex projects)

• Plan reviewer notes deficiencies
• Contractor must submit revised documents
• Typically adds 1-2 days to timeline
• Common corrections: Add product approval numbers, clarify ventilation plan, provide additional flashing details, update wind load calculations

3. Additional Review Required (rare for standard re-roofs)

• Complex projects require senior reviewer or engineering review
• Adds 3-7 days to timeline
• Usually only for structural changes, historic properties, or variance requests

Step 5: Permit Issuance and Placard Posting

Timeline: Same day as approval

Receiving Your Permit:

• Online: Download permit PDF from portal, print permit placard
• In-person: Receive physical permit documents and placard
• Contractor picks up (not homeowner in most cases)

Permit Includes:

• Permit number (reference for inspections)
• Approved project scope
• Inspection requirements
• Expiration date (typically 6-12 months)
• Contractor and property information

Placard Posting Requirement:

• MUST be posted visibly from street (Florida law)
• Typically posted in front window or on door
• Must remain posted until final inspection passes
• Failure to post can result in stop-work order
• Some counties allow weatherproof box mounted on exterior

Penalties for No Placard:

• Stop-work order (work must cease immediately)
• Additional fees ($150-300)
• Delayed inspections
• Potential citation for contractor

Step 6: Begin Roofing Work

Timeline: Can start same day permit is issued

Pre-Work Requirements:

• Permit placard posted
• Contractor insurance current
• Notice of Commencement filed (in some counties)
• HOA notified (if required by community rules)

Work Must Follow Approved Plans:

• Use specified materials (can’t substitute without amendment)
• Follow Florida Building Code installation requirements
• Maintain proper nailing schedule (4-6 nails per shingle depending on wind zone)
• Install underlayment as specified
• Follow manufacturer installation guidelines (to maintain warranty)

What Happens If You Change Plans:

• Must submit permit amendment
• May require additional review and fees
• Work stops until amendment approved
• Example: Switching from architectural to premium shingles, changing from shingle to metal roof, adding skylights not on original plan

Step 7: Request Rough Inspection (Mid-Point)

Timeline: After tear-off and underlayment, before shingles installed

When to Call for Inspection:

• Old roof removed
• Deck repairs completed (if needed)
• Underlayment installed
• Flashing installed
• Drip edge installed
• Before any shingles are installed

Scheduling Inspection:

• Call county inspection line 24-48 hours in advance
• Or schedule online through permit portal
• Provide permit number and address
• Specify “rough roofing inspection” or “deck inspection”
• Inspector assigned for next available slot (usually 1-2 days out)

Inspection Scheduling By County:

• Hillsborough: (813) 272-5900 or online portal
• Pinellas: (727) 464-4062 or online (fastest in Tampa Bay)
• Pasco: (727) 847-2411
• Manatee: (941) 708-7170
• Sarasota: (941) 861-5000
• Polk: (863) 534-6060
• Hernando: (352) 754-4120

What Inspector Checks (detailed in next section)

Possible Outcomes:

• Pass: Contractor can proceed with shingle installation
• Pass with comments: Minor issues noted but can proceed
• Fail: Must correct issues and call for re-inspection (adds 2-5 days)

Step 8: Request Final Inspection

Timeline: After all roofing work is complete

When to Call for Inspection:

• All shingles installed
• Ridge caps completed
• All flashing sealed
• Ventilation system complete
• Cleanup completed (no debris in yard/gutters)
• All penetrations sealed

Final Inspection Items (detailed in next section)

Homeowner Should Be Present:

• Not required but recommended
• Allows you to ask questions
• Inspector can explain maintenance
• Opportunity to address concerns before approval

Possible Outcomes:

• Pass: Certificate of completion issued
• Pass with comments: Minor cosmetic issues noted but approved
• Fail: Specific deficiencies must be corrected

Common Final Inspection Failures:

• Missing or improperly installed ridge vent
• Unsealed flashing
• Insufficient ventilation
• Exposed nails
• Debris not removed from property
• Shingles not aligned properly

Step 9: Receive Certificate of Completion

Timeline: Same day as final inspection passes (or within 24 hours)

Certificate of Completion Includes:

• Confirmation all work meets Florida Building Code
• Final inspection pass date
• Inspector signature and number
• Permit close-out confirmation

Why This Document Matters:

• Required for insurance claims and discounts
• Necessary for home sale (proves legal work)
• Needed for warranty registration
• May be required for refinancing
• Protects against future code violation claims

Keep Multiple Copies:

• Original with home records
• Digital copy in cloud storage
• Copy to insurance company (may reduce premiums)
• Copy to mortgage company (if required)

If You Lose Certificate:

• Contact county building department
• Request duplicate certificate
• Small fee (typically $10-25)
• May take 3-5 days to reissue

Step 10: Insurance Documentation and Wind Mitigation

Timeline: Within 30 days of completion

Wind Mitigation Inspection:

• Separate from building permit inspection
• Performed by licensed inspector
• Documents wind-resistant features for insurance discounts
• Cost: $75-150
• Potential savings: 10-45% on wind/hurricane insurance premiums

Wind Mitigation Form (OIR-B1-1802) Documents:

• Roof covering type and wind rating
• Roof deck attachment method
• Roof-to-wall connection (hurricane straps/clips)
• Roof geometry
• Secondary water resistance
• Opening protection (impact windows/shutters)

Submit to Insurance Company:

• Send wind mitigation form within 30-60 days
• Include certificate of completion
• Include permit documentation
• Request premium recalculation
• Savings typically applied to next renewal

Typical Insurance Savings:

• New roof (any type): 5-15% discount
• Impact-resistant shingles: Additional 10-20%
• Proper roof-to-wall connections: Additional 10-30%
• Total potential savings: 25-45% on wind/hurricane portion of premium

On $3,000 annual premium, potential savings: $750-1,350 per year

What Happens During Roof Inspections

Tampa Bay counties require two inspections for roof replacement: rough inspection (after decking/underlayment) and final inspection (after completion). Understanding what inspectors look for helps ensure your project passes the first time.

Rough Inspection (Deck Inspection)

Purpose: Verify underlayment, decking, and flashing are properly installed before shingles cover the work.

Inspector Checks:

1. Roof Decking Condition and Attachment

• Decking is minimum 7/16” OSB or 1/2” plywood (Florida Code requirement)
• Proper nailing: 8d nails at 6” on edges, 12” in field
• No gaps larger than 1/8” between panels
• H-clips installed between rafters (if required for span)
• Damaged decking replaced (no soft spots, rot, or delamination)
• Proper support at ridges and valleys

Why It Matters: Inadequate decking or fastening is the primary cause of roof blow-off during hurricanes. Inspector may require contractor to remove section of underlayment to verify nailing if not visible.

2. Underlayment Installation

• Synthetic underlayment or #30 felt paper minimum
• Self-adhering peel-and-stick in valleys and eaves (required in high-wind zones)
• Proper overlap (4-6 inches minimum)
• No wrinkles, tears, or exposed areas
• Extended beyond drip edge
• Fastened properly (cap nails or staples per manufacturer specs)

Florida Building Code Requirement: High-wind zones (coastal areas) require two layers of underlayment or self-adhering product.

3. Drip Edge Installation

• Metal drip edge along all eaves and rakes
• Minimum 26-gauge galvanized or aluminum
• Extends 3-4 inches onto deck
• Overlaps properly at corners
• Secured every 8-12 inches
• Underlayment positioning correct (over drip edge at eaves, under at rakes)

Why It Matters: Drip edge prevents water infiltration at roof edges and protects fascia from rot. Many older roofs lack drip edge, but Florida Building Code now requires it.

4. Valley Flashing

• Open valleys: Metal valley flashing (minimum 24” wide)
• Closed valleys: Ice and water shield underlayment
• Proper fastening without penetrations in valley center
• No gaps or unsealed seams
• Extended fully from ridge to eave

Common Failure: Valley flashing too narrow or improperly overlapped, creating leak potential.

5. Flashing at Penetrations

• Chimney flashing (base flashing and counter-flashing)
• Vent pipe boots (EPDM rubber or lead, not plastic)
• Skylight flashing
• Wall/roof intersections
• All penetrations properly sealed

Inspector May Require: Removal of temporary covers to verify flashing underneath.

6. Ventilation System

• Adequate intake ventilation (soffit vents or drip edge vents)
• Adequate exhaust ventilation (ridge vent, box vents, or powered fans)
• Balanced system (equal intake and exhaust)
• Meets code requirement: 1 sq ft ventilation per 150 sq ft attic (or 1:300 with balanced system)
• Baffles installed between rafters to maintain airflow

Why It Matters: Inadequate ventilation voids most shingle warranties and reduces roof lifespan by 30-50% in Florida.

7. Roof-to-Wall Connections (when visible)

• Hurricane straps or clips properly installed
• Spacing meets code requirements
• Proper fastener type and quantity
• No damaged or rusted connectors

Note: This is primarily for new construction, but may be verified during re-roof if accessible.

Pass/Fail Criteria for Rough Inspection

Automatic Failures:

• Inadequate decking thickness or damaged decking not replaced
• Missing underlayment in any area
• No drip edge or improper installation
• Insufficient ventilation
• Improper or missing valley flashing
• Exposed nail heads in critical waterproofing areas

Pass with Comments:

• Minor cosmetic issues that don’t affect waterproofing
• Small areas requiring additional fasteners
• Edge sealing that can be completed before final
• Issues inspector wants noted but don’t prevent continuation

What Happens If You Fail:

• Contractor must correct all deficiencies
• Request re-inspection (no additional fee for first re-inspection)
• Work cannot proceed until rough inspection passes
• Shingles installed before rough inspection approval must be removed

Re-Inspection Timeline: 1-3 days after corrections completed

Final Inspection

Purpose: Verify completed roof meets all code requirements and is properly installed for wind resistance and water-shedding.

Inspector Checks:

1. Shingle Installation Quality

• Proper alignment (straight, not wavy or crooked)
• Correct exposure (typically 5-5/8” for architectural shingles)
• Proper fastening: 4 nails minimum per shingle (6 nails in high-wind zones)
• Nails placed in manufacturer’s specified nail zone
• No overdriven or underdriven nails (should be flush)
• Proper starter course at eaves and rakes
• Shingles extended to edge but not overhanging more than 3/4”

Field Test: Inspector may attempt to lift shingle tabs to verify they’re properly sealed and won’t blow off.

2. Ridge Cap Installation

• Ridge caps cover entire ridge length
• Proper overlap (minimum 5 inches)
• Properly fastened (2 nails per cap shingle)
• Sealed against wind uplift
• Uniform appearance

Common Issue: Gaps between ridge caps allow water intrusion and wind uplift.

3. Flashing Completion and Sealing

• All flashing properly sealed with roofing cement or caulk
• Chimney counter-flashing embedded in mortar or sealed
• Vent pipe boots sealed to pipes
• Wall flashing properly stepped and sealed
• Valley flashing sealed at edges
• No exposed nails at any flashing

4. Ventilation Functionality

• Ridge vent installed full length of ridge (or alternate ventilation)
• Vent openings clear and unobstructed
• Soffit vents clear of paint, debris, insulation
• Powered vents (if used) properly wired and functioning
• No blocked ventilation pathways

Inspector May Check Attic: To verify ventilation is working and no light visible through roof (indicating gaps).

5. Penetration Seals

• All roof penetrations properly sealed
• Satellite dish mounts sealed (if applicable)
• Solar panel mounts flashed and sealed (if applicable)
• HVAC curbs properly flashed
• Plumbing vents sealed
• Exhaust vents properly mounted and sealed

6. Cleanup and Property Restoration

• No debris on roof, in gutters, or in yard
• Gutters clean and functioning
• No nails or materials left on property
• Landscaping protected or restored
• Dumpster removed

Some inspectors require: Walk-through with magnetic nail sweeper in yard and driveway.

7. Code Compliance Verification

• Work matches approved permit plans
• Products used match approved materials
• Wind rating meets or exceeds requirement for address
• Manufacturer installation guidelines followed
• No unapproved modifications or substitutions

Inspector Reviews:

• Original permit application
• Approved plans
• Product approvals
• Rough inspection notes

Pass/Fail Criteria for Final Inspection

Automatic Failures:

• Improper nailing pattern (too few nails or wrong placement)
• Unsealed flashing
• Missing or incomplete ridge vent
• Debris not cleaned up
• Work doesn’t match permit
• Shingles not properly aligned or sealed
• Ventilation inadequate or non-functional

Pass with Comments:

• Minor cosmetic issues (slightly crooked ridge cap)
• Small areas of debris that can be immediately cleaned
• Issues that don’t affect code compliance but inspector notes for record

What Happens If You Fail:

• Inspector provides detailed list of deficiencies
• Contractor must correct all issues
• Request re-inspection after corrections
• First re-inspection typically free, additional may have fees ($50-100)
• Permit remains open until final inspection passes

Re-Inspection Timeline: 2-5 days depending on severity of failures and inspector availability

Tips for Passing Inspections First Time

1. Use Experienced Local Contractor

• Familiar with local inspectors and their priorities
• Knows specific county requirements
• Has established relationship with building department

2. Pre-Inspection Checklist

• Contractor should self-inspect before calling for official inspection
• Use same checklist inspectors use
• Correct obvious issues before inspector arrives

3. Be Present for Inspections

• Homeowner presence shows you care about quality
• Allows real-time questions and answers
• Can immediately address minor issues inspector notes

4. Document Everything

• Take photos at each stage
• Keep material receipts showing approved products
• Maintain communication records with contractor

5. Don’t Rush

• Allow proper time for each phase
• Don’t pressure contractor to call inspection before ready
• Quality work takes appropriate time

Roof Permit Costs Breakdown

Understanding permit costs helps you budget accurately and avoid surprises. Here’s what you’re actually paying for and how costs are calculated.

How Permit Fees Are Calculated

Base Permit Fee: $125-275

• Covers administrative processing
• Pays for plan review
• Funds inspection services

Valuation-Based Fee: Calculated on project cost

• Residential re-roof valuation: $7-15 per square foot
• 2,000 sq ft roof = $14,000-30,000 valuation
• Fee is percentage of valuation (typically 1-2%)
• Example: $20,000 project × 1.5% = $300 valuation fee

Technology/Administrative Fee: $15-50

• Funds online portal maintenance
• Covers electronic document storage
• Supports inspection scheduling system

Plan Review Fee: $50-150

• Pays plan reviewer salary
• Covers technical review time
• May be reduced for simple re-roofs

Typical Total Costs by Project Size

Small Home (1,200-1,500 sq ft roof):

• Hillsborough: $275-450
• Pinellas: $250-425
• Pasco: $225-400
• Manatee: $275-450
• Sarasota: $325-500
• Polk: $200-375
• Hernando: $225-400

Average Home (1,800-2,200 sq ft roof):

• Hillsborough: $350-600
• Pinellas: $300-550
• Pasco: $275-500
• Manatee: $325-575
• Sarasota: $400-650
• Polk: $250-475
• Hernando: $275-525

Large Home (2,500-3,500 sq ft roof):

• Hillsborough: $500-850
• Pinellas: $450-750
• Pasco: $400-700
• Manatee: $475-800
• Sarasota: $600-950
• Polk: $375-650
• Hernando: $400-725

Additional Fees You May Encounter

Re-Inspection Fee: $50-100

• Usually waived for first re-inspection
• Charged for second and subsequent re-inspections
• Reason: Encourages contractors to pass first time

After-Hours Inspection: $100-250

• For inspections outside normal 8am-4pm hours
• Rarely needed for residential re-roofs
• Must be requested in advance

Rush Processing: $150-300

• Same-day or next-day permit approval
• Available in some counties for emergencies
• Not available in all jurisdictions

Permit Amendment: $50-150

• Required if you change plans after approval
• Example: Switching materials, adding skylights
• Requires re-review and updated documentation

Expired Permit Re-Activation: $75-200

• If work not completed within permit validity period (6-12 months)
• Must renew to continue work legally
• May require re-inspection of work already completed

What’s NOT Included in Permit Costs

Permit fees only cover government processing and inspections. These are separate:

Wind Mitigation Inspection: $75-150

• Separate from building permit inspection
• Performed by private inspector
• Required for insurance discounts

Engineering: $300-1,500

• Structural calculations (if required)
• Wind load analysis for complex roofs
• Truss design for custom homes

HOA Approval: $0-250

• Some HOAs charge review fees
• Architectural review board processing
• Not a government fee

Notice of Commencement Filing: $0-50

• Required in some counties
• Protects against mechanic’s liens
• May be included in contractor services

Who Pays Permit Fees?

Standard Practice: Contractor includes permit costs in their quote

• Permit fees built into total project price
• Contractor handles all permit processing
• You never directly pay county

What to Verify in Contract:

• “Permit fees included” or similar language
• Who pulls permit (must be contractor, not homeowner)
• Who handles inspections (should be contractor)

Red Flag: Contractor says “permits are extra” or adds surprise permit fees after contract signed. Reputable contractors include all permit costs in quoted price.

Are Permit Fees Worth It?

Absolutely. While $300-600 seems expensive, permits provide:

Protection:

• Ensures code-compliant installation
• Protects your $10,000-20,000 investment
• Verifies contractor is properly licensed and insured

Insurance:

• Required for insurance coverage of new roof
• Necessary for wind mitigation discounts ($400-1,200 annual savings)
• Prevents claim denials after storm damage

Resale Value:

• Required disclosure when selling home
• Unpermitted work can kill sale or reduce price by $5,000-15,000
• Buyer’s lender may require permitted work verification

Legal Protection:

• Protects against contractor mechanic’s liens
• Establishes legal record of work
• Defends against future code violation claims

ROI on Permit Fees:

• $500 permit fee protects $15,000 roof investment
• Enables $800/year insurance savings (pays for itself in 7 months)
• Prevents $10,000+ resale complications
• Return: 2,000-3,000% over life of roof

What Happens If You Skip Permits

Some contractors suggest skipping permits to “save money and time.” This is always a bad idea with serious consequences. Here’s what really happens when you roof without permits in Tampa Bay.

Legal Consequences

Code Violation and Fines:

• Initial fine: $250-500 per day work continues
• Stop-work order issued immediately upon discovery
• Must still obtain after-the-fact permit
• After-the-fact permit costs 200-300% of normal permit (double or triple penalty)
• Example: $400 normal permit becomes $800-1,200 after-the-fact permit

Criminal Charges (Extreme Cases):

• Unlicensed contracting is third-degree felony in Florida
• Contractor faces up to 5 years prison and $5,000 fine
• Homeowner can be charged as accomplice if knowingly hiring unlicensed contractor
• County prosecutors actively pursue cases in Tampa Bay

How Violations Are Discovered:

• Neighbor complaints (most common)
• Code enforcement patrol
• Real estate inspections during home sale
• Insurance adjuster visit after damage
• Assessor or appraiser site visit
• Utility company reports

Timeline to Resolve:

• Receive violation notice: 7-14 days to respond
• Apply for after-the-fact permit: 2-4 weeks processing
• Inspections (may require opening up finished work): 1-2 weeks
• Total resolution time: 1-2 months
• Total cost: $1,500-5,000 (permits, fines, corrections, possibly partial tear-off for inspection)

Insurance Implications

Claims Denied:

• Insurance companies routinely deny claims for unpermitted work
• After hurricane damage, adjusters check permit records
• No permit = no coverage, even if roof was professionally installed
• Homeowner liable for 100% of repair costs (typically $5,000-25,000)

Policy Cancellation:

• Discovering unpermitted work may trigger policy review
• Insurer can cancel policy or non-renew at expiration
• Must disclose cancellation to future insurers (increases premiums 25-50%)
• Citizens Property Insurance (state insurer) requires permit documentation for roof coverage

Wind Mitigation Discounts Denied:

• Cannot obtain wind mitigation form without permit
• Lose 25-45% potential insurance discount ($750-1,350 annually)
• Over 20-year roof life: $15,000-27,000 in lost savings

New Buyer’s Insurance:

• When you sell, buyer’s insurance requires 4-point inspection
• Inspector discovers unpermitted roof
• Buyer’s insurance denied or rates doubled
• Sale falls through or you must reduce price by $5,000-15,000

Home Sale Complications

Mandatory Disclosure:

• Florida law requires disclosure of all unpermitted work
• Failure to disclose is fraud (can void sale and trigger lawsuit)
• Most buyers walk away from homes with unpermitted roofs
• Those who proceed demand 50-100% cost of re-roofing deducted from price

Lender Requirements:

• Most mortgage lenders require permitted work verification
• FHA loans absolutely require permits for recent work (last 10 years)
• VA loans require permits and certificates of completion
• Cash buyers may proceed but demand significant discount

Title Issues:

• Unpermitted work can cloud title
• Title company may require resolution before closing
• Can delay closing 30-90 days
• May kill sale entirely if unresolvable

Real-World Impact:

• Home listed at $350,000
• Buyer discovers unpermitted $12,000 roof
• Buyer demands $20,000 price reduction ($12,000 for new permitted roof + $8,000 for risk/hassle)
• Or sale simply cancels

Contractor Liability and Recourse

No Legal Recourse:

• Contracts for unpermitted work are unenforceable in Florida
• If contractor does poor work, you cannot sue for damages
• Cannot file complaint with state licensing board (unlicensed contractor)
• Cannot make claim against contractor’s bond (no bond if unlicensed)

Warranty Void:

• Manufacturer warranties require permitted installation
• GAF, Owens Corning, CertainTeed all require permits
• Shingles fail prematurely = 100% replacement cost on you
• 30-year warranty is worthless without permit

Mechanic’s Lien Risk:

• Unlicensed contractors can still file mechanic’s liens
• You may pay for roof twice (original payment + lien to remove)
• Must hire attorney to fight lien ($2,000-5,000 legal fees)

No Insurance Coverage for Poor Work:

• Your homeowner’s policy excludes contractor workmanship
• If unpermitted roof leaks and damages interior: claim denied
• Liability for water damage, mold remediation, furniture replacement

Safety and Quality Issues

No Inspections:

• Improper installation goes undiscovered until failure
• Wind uplift from improper nailing
• Leaks from incorrect flashing
• Structural damage from inadequate decking

Hurricane Vulnerability:

• Tampa Bay roofs must withstand 140-160 mph winds
• Unpermitted roofs often installed to lower standards
• Catastrophic failure during Category 3-4 hurricane
• Replacement cost: $15,000-30,000 vs. $400 permit fee

No Licensed Contractor Guarantee:

• Anyone suggesting unpermitted work is likely unlicensed
• No state oversight or accountability
• No continuing education requirements
• No insurance to cover mistakes

Permit Exceptions (When You DON’T Need a Permit)

Very Limited Exceptions:

1. Minor Repairs Under 100 Square Feet

• Replacing 5-10 damaged shingles
• Small patch repair
• Does NOT include tear-off to decking
• Cosmetic repair only

2. Emergency Tarping

• Temporary protection after storm damage
• Must be removed within 90 days
• Permanent repair still requires permit

3. Maintenance Work

• Cleaning gutters
• Replacing vent caps
• Sealing minor leaks
• Moss/algae removal

What ALWAYS Requires Permit:

• Complete re-roof (even if no tear-off, just layover)
• Partial re-roof over 100 square feet
• Any structural work (decking replacement)
• Flashing replacement
• Any change to roof structure (raising pitch, adding dormers)
• Material change (shingle to metal, etc.)

When in Doubt: Call your county building department and describe the work. They’ll tell you if permit is required. Better to ask than face violation.

Frequently Asked Questions

Do I need a permit to replace my roof in Tampa Bay?

Yes, all Tampa Bay counties require building permits for complete roof replacement and most roof repairs. Permits are mandatory for work exceeding 100 square feet (about 10 shingles) or involving structural components like decking or flashing. Your contractor must pull the permit—Florida law prohibits homeowners from pulling roofing permits except for minor repairs under 100 square feet. Permit costs range from $250-650 depending on county and home size. The permit process takes 1-4 business days and includes two inspections: rough inspection after underlayment and final inspection after completion. Our Tampa roof replacement service includes all permit processing and inspections.

How much does a roof permit cost in Tampa Bay?

Roof permit costs vary by county and project size. For an average 2,000 square foot home: Hillsborough County (Tampa) $350-600, Pinellas County (Clearwater, St. Pete) $300-550, Pasco County $275-500, Manatee County $325-575, Sarasota County $400-650 (highest in region), Polk County $250-475 (lowest in region), and Hernando County $275-525. Costs include base permit fee, valuation-based fee (calculated on project cost), plan review fee, and technology/administrative fees. Reputable contractors include permit costs in their total quote. Be wary of contractors who say “permits are extra” or suggest skipping permits to save money.

How long does it take to get a roof permit approved in Tampa?

Most Tampa Bay counties process roof permits in 1-3 business days for standard residential re-roofs. Pinellas County is fastest (1-2 days), while Polk County can take 2-4 days. Online submission is faster than in-person application. Complex projects requiring engineering review or variance requests add 5-10 days. Once approved, work can begin immediately. The entire timeline from application to final approval is typically: Day 1: Submit application, Days 2-4: Plan review and approval, Same day as approval: Receive permit and post placard, Days 5-10: Complete roofing work, Days 8-12: Rough inspection scheduled and passed, Days 12-15: Final inspection scheduled and passed.

What happens during a roof permit inspection in Florida?

Tampa Bay counties require two roof inspections. The rough inspection (deck inspection) occurs after tear-off and underlayment installation but before shingles. Inspectors verify proper decking thickness and attachment (minimum 7/16” OSB), underlayment installation with correct overlap, drip edge installation along all edges, valley flashing, penetration flashing (chimneys, vents, skylights), and adequate ventilation (1 sq ft per 150 sq ft attic). The final inspection occurs after complete installation and checks shingle alignment and proper nailing (4-6 nails per shingle), ridge cap installation and sealing, all flashing sealed, ventilation functionality, penetration seals, and complete cleanup. Most projects pass on first inspection if using experienced contractors.

Can I get a roof permit myself or does my contractor need to do it?

Florida law requires state-licensed contractors to pull permits for roofing work over 100 square feet. Homeowners cannot legally pull permits for major roofing projects. Acceptable contractor licenses include Certified Roofing Contractor (CCC1329XXX), Certified General Contractor (CCC1326XXX), or Certified Building Contractor (CCC058XXX). Verify your contractor’s license at MyFloridaLicense.com before work begins. If a contractor suggests you pull the permit yourself, this indicates they’re unlicensed—do not hire them. Unlicensed contracting is a third-degree felony in Florida with penalties up to 5 years imprisonment. Licensed contractors handle all permit applications, inspections, and code compliance as part of their standard service.

What are the penalties for roofing without a permit in Tampa Bay?

Skipping permits carries severe consequences. Legal penalties include $250-500 per day fines while work continues, stop-work orders requiring immediate cessation, after-the-fact permits costing 200-300% of normal fees ($400 normal permit becomes $800-1,200), and potential criminal charges for contractor and homeowner. Insurance implications include claim denials for any storm damage to unpermitted roof, policy cancellation or non-renewal, inability to obtain wind mitigation discounts (losing $750-1,350 annual savings), and buyer’s insurance denial during home sale. Home sale complications include mandatory disclosure of unpermitted work, buyer walkaway or $5,000-15,000 price reductions, mortgage lender rejection (especially FHA/VA loans), and voided manufacturer warranties. Total cost to resolve violations: $1,500-5,000 plus potential $15,000+ loss on home sale.

How do I verify my roof permit was properly closed out?

After final inspection passes, your contractor should provide a Certificate of Completion from the county building department. This document confirms all work meets Florida Building Code and the permit is officially closed. To verify permit closure: contact your county building department with your address and permit number, check the online permit portal (most counties show permit status online), or request official verification letter ($10-25 fee in most counties). Keep multiple copies of the Certificate of Completion—you’ll need it for insurance wind mitigation discounts, home sale documentation, warranty registration, and future permit applications. If your contractor doesn’t provide this document, contact the building department directly to request it.

Do I need a permit for roof repair or only full replacement?

You need a permit for roof repairs exceeding 100 square feet or 10% of roof area (whichever is less), any repairs involving structural components like decking or flashing, material changes (switching from 3-tab to architectural shingles), and repairs to load-bearing elements. You do NOT need permits for emergency tarping (temporary protection, must be removed within 90 days), minor repairs under 100 square feet (replacing 5-10 damaged shingles), maintenance work like cleaning gutters or replacing vent caps, and cosmetic work that doesn’t involve fastening to deck. When in doubt, describe the planned work to your county building department—they’ll confirm if a permit is required. Many roof repair contractors offer free permit requirement consultation.

What documents do I need to provide for a roof permit?

Your licensed contractor prepares and submits all permit documents. Required documentation includes: completed building permit application with property information and contractor license number, roof plan showing dimensions, shingle layout, ventilation, and flashing locations (may not be required for simple re-roofs), product documentation with Florida Product Approval numbers and wind ratings, proof of contractor’s insurance (general liability and workers’ comp), and HOA approval letter if in deed-restricted community. Additional documents sometimes required include engineering calculations for coastal properties or complex roofs, asbestos survey for homes built before 1980 (some counties), variance approval for non-standard installations, and Notice of Commencement filing. Reputable contractors handle all documentation—you simply provide property information and HOA approval if applicable.

How long is a roof permit valid in Tampa Bay?

Roof permits are typically valid for 6-12 months from issuance date, varying by county. Hillsborough and Pinellas counties allow 180 days (6 months), while Pasco and Polk counties allow up to 12 months. Work must be completed and final inspection passed within this timeframe. If work isn’t completed, you must either request permit extension ($50-150 fee, adds 90-180 days) or allow permit to expire and apply for new permit (full permit fee again). Expired permits that had work started require after-the-fact permit at 200-300% normal cost. Most roof replacements take 1-5 days to complete, so permit expiration rarely occurs unless work is abandoned. If you experience delays (material shortage, contractor issues), contact the building department immediately to request extension before permit expires.