Roof Replacement Permits and Timeline: Florida Process Guide (2026)

Every roof replacement in Florida requires a building permit. No exceptions. Whether you are replacing asphalt shingles on a 1,200 square foot bungalow in Gulfport or installing a new tile roof on a 4,000 square foot home in Belleair, the Florida Building Code mandates a permit before any roofing work begins. This is not a suggestion or a best practice. It is the law.

For most Pinellas County homeowners, the permitting process is something their roofing contractor handles behind the scenes. You sign a contract, the contractor pulls the permit, and work begins when the permit is approved. But understanding how the process works gives you an important advantage: you can set realistic timeline expectations, verify that your contractor is following the rules, and avoid the serious consequences that come with unpermitted work.

This guide walks through the entire permitting process as it works in Pinellas County in 2026, from the initial application through final inspection and permit close-out. We cover every municipality's timeline, the differences between contractor and homeowner permits, what inspectors look for, and what happens when things do not go according to plan.

Why Florida Requires Roofing Permits

Florida's permit requirements for roofing are more rigorous than most states, and for good reason. Florida experiences more hurricane landfalls, severe thunderstorms, and sustained high-wind events than almost any other state. The roof is your home's first line of defense against these forces. A poorly installed roof does not just fail on your house. It becomes airborne debris that endangers every surrounding property.

The Florida Building Code, which incorporated lessons from Hurricane Andrew (1992), Hurricane Charley (2004), Hurricane Irma (2017), and Hurricane Ian (2022), establishes specific standards for:

• Wind resistance ratings based on your location's design wind speed
• Fastener patterns (nail spacing and penetration depth) that keep shingles attached during hurricanes
• Underlayment requirements including self-adhering membrane at eaves, rakes, and ridges
• Roof-to-wall connections that transfer wind uplift forces to the building structure
• Flashing and sealing requirements at all penetrations and transitions

The permit process ensures that these standards are followed. Without a permit, there is no inspection. Without an inspection, there is no verification that your new roof meets the code requirements that protect your home and your community during severe weather.

The Permit Application Process

The permit application process in Pinellas County follows a consistent pattern across municipalities, though the specific forms, portals, and review times vary by jurisdiction.

Step 1: Application Submission

The permit application for a residential roof replacement typically requires the following information:

• Property information: Address, parcel number (folio), property owner name, and legal description
• Contractor information: Licensed contractor name, state license number, local business tax receipt, and workers' compensation and liability insurance certificates
• Scope of work: Description of the roofing work (full replacement, partial repair, overlay), roofing material type, and manufacturer product specifications
• Product approvals: Florida Product Approval numbers (FL numbers) for all roofing materials. Every roofing product installed in Florida must have a state product approval or a Miami-Dade NOA (Notice of Acceptance)
• Installation specifications: Manufacturer installation instructions, including nail patterns, underlayment requirements, and wind zone specifications
• Estimated project value: The contract amount, which determines the permit fee

In most Pinellas County municipalities, applications are now submitted online through a permitting portal. Some jurisdictions still accept paper applications at the building department counter, but online submission is faster and increasingly the preferred method.

Step 2: Plan Review

After the application is submitted, a building department plan reviewer evaluates the submission for code compliance. For a straightforward roof replacement (same material type, no structural changes), this review is relatively quick. The reviewer confirms that:

• The contractor's license is active and valid for roofing work
• Insurance certificates are current
• The specified materials have valid Florida Product Approvals
• The installation specifications match the manufacturer's requirements for the property's wind zone
• The scope of work does not require additional permits (structural, electrical for solar, etc.)

Step 3: Permit Issuance

Once the review is complete and any corrections are addressed, the municipality issues the permit. The permit card must be displayed at the job site (typically posted in a front window or on a job site board) so it is visible from the street. Work cannot begin until the permit is issued.

Permit Review Times by Pinellas County Municipality

One of the biggest variables in the roofing timeline is how long the permit takes to get approved. This varies significantly across Pinellas County's 24 municipalities. Here are the typical review times for standard residential roof replacement permits in 2026:

These are normal processing times. After a major storm event (such as a hurricane or severe hail event), permit applications surge and review times can extend to 1 to 2 weeks or longer across all municipalities. After Hurricane Idalia in 2023, some Pinellas County building departments experienced backlogs of 2 to 3 weeks for routine roofing permits.

Online Permit Portals in Pinellas County

Most Pinellas County municipalities have moved to online permitting systems that allow contractors (and sometimes homeowners) to submit applications, upload documents, pay fees, and track permit status without visiting the building department in person. Here is how the major systems work:

St. Petersburg: Accela Citizen Access

St. Petersburg uses the Accela platform, which is one of the most widely used permitting systems in Florida. Contractors create an account, link their license, and submit applications with digital uploads of all required documents. The system provides real-time status updates and email notifications when the permit is approved or when corrections are needed. Permit fees are paid online via credit card, and the approved permit can be printed directly from the portal.

Clearwater: EnerGov Portal

Clearwater's EnerGov system offers similar online functionality. One notable feature is the ability to schedule inspections directly through the portal, which streamlines the post-installation process. Clearwater also offers an express review option for certain permit types, though roofing permits do not always qualify for express processing depending on the scope.

Pinellas County (Unincorporated Areas)

For homes in unincorporated Pinellas County (including parts of Palm Harbor, East Lake, Feather Sound, and other areas), permits are handled by Pinellas County Building Services. The county uses an online portal that functions similarly to the municipal systems. Unincorporated area permits sometimes take slightly longer because the county building department serves a larger geographic area with diverse property types.

Benefits of Online Permitting

• Applications can be submitted 24/7, not just during office hours
• Document uploads eliminate the need for multiple trips to the building department
• Status tracking lets you (and your contractor) see exactly where the permit stands in the review process
• Digital records are preserved indefinitely, which is valuable for future property transactions and insurance claims
• Inspection scheduling can be done online in many jurisdictions, avoiding phone hold times

Contractor Permits vs. Homeowner Permits

Florida law allows two types of entities to pull a roofing permit: a licensed contractor or a homeowner acting under the owner-builder exemption. Understanding the difference is critical because choosing the wrong option creates legal, financial, and insurance problems.

Contractor-Pulled Permits

When a licensed roofing contractor pulls the permit, they are the responsible party for all aspects of code compliance. This means:

• The contractor's license and insurance are tied to the permit
• The contractor is liable for any code violations found during inspection
• The contractor must correct any deficiencies at their own expense
• The manufacturer's warranty is typically valid only when installed by a licensed contractor who pulled the permit
• Your homeowners insurance recognizes the work as professionally installed

This is the standard approach for virtually all residential roof replacements in Pinellas County. When you hire a licensed roofing contractor, they handle the permit as part of their service.

Homeowner-Pulled Permits (Owner-Builder Exemption)

Florida Statute 489.103(7) allows homeowners to pull permits for work on their own primary residence without a contractor's license. However, this exemption comes with significant conditions:

• The homeowner must personally perform or directly supervise all work
• The property must be the homeowner's primary residence (not a rental or investment property)
• The homeowner cannot hire an unlicensed contractor to do the work under the homeowner permit
• The homeowner signs an affidavit acknowledging responsibility for code compliance
• The homeowner cannot sell the property within one year of completion without disclosing the owner-builder status to the buyer

Why Homeowner Permits for Roofing Are Risky

While legally available, pulling a homeowner permit for a roof replacement creates several risks that most Pinellas County homeowners should avoid:

The most dangerous scenario is a homeowner who pulls a permit and then hires an unlicensed contractor to do the work. This is illegal in Florida. It voids insurance coverage. And if a worker is injured on your property without workers' compensation coverage, you as the homeowner can be personally liable for medical bills, lost wages, and disability payments.

Permit Fees in Pinellas County

Permit fees for roof replacements in Pinellas County are typically calculated as a percentage of the project value or as a flat fee based on the scope of work. Here are the typical fee ranges:

• Residential re-roofing (shingles): $150 to $400 for most Pinellas County homes
• Residential re-roofing (tile or metal): $200 to $500 due to higher project value
• Technology/processing surcharge: $10 to $50 (covers the online portal system)
• Plan review fee: Often included in the permit fee; some municipalities charge separately ($50 to $100)
• Inspection fee: Usually included in the permit fee for the initial inspection
• Re-inspection fee: $50 to $100 per additional inspection if the initial inspection fails

Your roofing contractor typically includes the permit fee in their contract price. However, verify this. Some contractors list the permit fee as a separate line item or pass it through at cost. Knowing the approximate fee helps you confirm that the contractor is actually pulling a permit (and not pocketing the fee).

The Inspection Process

After the roof is installed, the work must pass a final inspection by the municipal building inspector. This is the most important step in the entire process because it verifies that your new roof meets the Florida Building Code requirements that protect your home during severe weather.

Scheduling an Inspection

Your contractor schedules the inspection after the installation is complete. In most Pinellas County municipalities, inspections can be scheduled online or by phone. The typical turnaround from scheduling to inspection is:

• Normal conditions: 1 to 3 business days
• Post-storm surge: 3 to 10 business days
• Peak season (September through December): 2 to 5 business days

The inspection itself takes 30 to 60 minutes. The inspector arrives, examines the roof from the ground and from a ladder (and sometimes from on the roof itself), checks specific code compliance items, and either approves or fails the inspection.

What the Inspector Checks

A Pinellas County roofing inspection covers the following items, all of which must comply with the Florida Building Code (7th Edition, 2023) and any local amendments:

• Underlayment: Proper installation of synthetic or felt underlayment with correct overlap (minimum 2 inches for horizontal seams, 6 inches for vertical seams). Self-adhering modified bitumen membrane required at eaves, rakes, and ridges in the Enhanced Wind Zone.
• Fasteners: Correct nail type (typically 12-gauge galvanized roofing nails), length (minimum 3/4-inch penetration through the roof deck), and pattern (per manufacturer specs, typically 4 to 6 nails per shingle depending on wind zone).
• Drip edge: Metal drip edge installed at all eaves and rakes, properly secured with fasteners at maximum 12-inch spacing.
• Flashing: Step flashing at all wall intersections, proper flashing around all penetrations (vent pipes, exhaust fans, skylights), valley flashing where applicable, and chimney counter-flashing.
• Ventilation: Adequate intake ventilation (soffit or eave vents) and exhaust ventilation (ridge vent, turbine vents, or power vents) meeting the 1:150 or 1:300 net free area ratio.
• Ridge cap: Proper installation of ridge cap shingles with correct fastener placement and overlap.
• Starter strip: Starter shingles installed at all eaves and rakes with adhesive strip properly positioned.
• Overall workmanship: Straight coursing lines, consistent exposure, no visible defects, and proper alignment at valleys, hips, and ridges.

Inspection Results

The inspection results in one of three outcomes:

• Approved: The roof passes inspection and the permit can be closed out. This is the ideal outcome and what happens with most professionally installed roofs.
• Approved with conditions: The roof passes overall but has minor items that need correction (for example, a missing pipe boot seal or an unpainted vent cap). The corrections must be made, but a re-inspection may not be required for minor items.
• Failed: The roof has significant code violations that must be corrected and re-inspected. The inspector issues a correction notice listing each deficiency.

Common Reasons for Inspection Failure

While most roof replacements by licensed Pinellas County contractors pass inspection on the first attempt, failures do happen. Understanding the common reasons helps you ask informed questions and hold your contractor accountable.

Top Failure Reasons

The Re-Inspection Process

When an inspection fails, here is what happens next:

• The inspector issues a written correction notice listing all deficiencies
• Your contractor makes the required corrections (at their expense, not yours)
• The contractor schedules a re-inspection through the same process as the initial inspection
• The re-inspector verifies that all listed deficiencies have been corrected
• If corrections are satisfactory, the permit is approved; if not, the cycle repeats

Most municipalities in Pinellas County allow one free re-inspection. Additional re-inspections typically carry fees of $50 to $100 each. If a roof fails three or more inspections, the building department may escalate the case and require a meeting with the contractor to discuss systemic workmanship issues.

Permit Close-Out

After the inspection is approved, the permit must be formally closed out. This is a step that many homeowners (and some contractors) overlook, but it is critical for several reasons.

What Permit Close-Out Means

Closing out a permit means that all required inspections have been completed and approved, and the municipality's records reflect the work as code-compliant. An open (unclosed) permit shows up on property records and can create problems when you sell your home, refinance your mortgage, or file an insurance claim.

How to Verify Your Permit Is Closed

• Log into the municipality's online permit portal and check the permit status (should show "Finalized," "Closed," or "Certificate of Completion")
• Request a copy of the final inspection report from your contractor
• If the status is still "Open" or "Active" weeks after the inspection passed, contact the building department to request closure

In some Pinellas County municipalities, the permit closes automatically when the final inspection is approved. In others, the contractor must submit a completion notice or the department processes closures in batches. Either way, verify that your permit shows as closed within 30 days of the final inspection.

Why Open Permits Are a Problem

An open roofing permit on your property creates these specific issues:

• Real estate transactions: Title companies flag open permits during the closing process. A buyer's lender may require the permit to be closed before funding the mortgage, which can delay or derail a sale.
• Insurance claims: If you file a claim for roof damage, the insurance adjuster may discover the open permit and question whether the roof was properly installed and inspected.
• Future permits: Some municipalities will not issue new permits on a property with existing open permits. This can delay future projects including additions, electrical work, or plumbing.
• Code enforcement: An open permit that remains open beyond the permitted timeframe (typically 6 months to 1 year) can trigger a code enforcement review and potential penalties.

Timeline: From Contract to Completion

Putting it all together, here is a realistic timeline for a typical roof replacement in Pinellas County, from the moment you sign a contract to the final permit close-out:

Total timeline from contract to close-out: 2 to 6 weeks under normal conditions. During post-storm surges, this timeline can extend to 6 to 12 weeks due to permit backlogs, material shortages, and contractor scheduling delays.

Emergency and Storm Damage Permits

After hurricanes or severe storms, Florida and Pinellas County municipalities often activate emergency permitting procedures that expedite the process for damaged homes. These procedures may include:

• Emergency tarping permits: Allow immediate temporary repairs (tarping) without a standard permit application. These are typically free and issued same-day.
• Expedited roofing permits: Streamlined review for storm-damaged roofs, sometimes with same-day or next-day approval.
• Fee waivers: Some municipalities waive permit fees for storm damage repairs for a limited period after a declared emergency.
• Extended contractor access: Building departments may extend hours and add staff to process the surge in applications.

If your home sustains storm damage, your first step should be emergency mitigation (tarping to prevent further water intrusion), followed by contacting your insurance company and then engaging a licensed roofing contractor to assess the damage and begin the permitting process.

How to Verify Your Contractor Pulled a Permit

Unfortunately, some contractors skip the permitting process to save time and money. This leaves the homeowner exposed to all the risks of unpermitted work. Here is how to verify that a permit was actually pulled for your project:

• Ask for the permit number. Your contractor should provide you with the permit number before work begins. This is a basic expectation.
• Check the online portal. Enter the permit number or your property address in the municipality's online permitting system. The permit should show your property address, your contractor's name and license number, and a status of "Issued" or "Active."
• Look for the permit card. A physical permit card should be posted at the job site (typically in a front-facing window) on the day work begins. If you do not see it, ask.
• Verify the contractor name matches. The permit should be in your contractor's name, not a different company, not a subcontractor, and definitely not in your name (unless you pulled it yourself as an owner-builder).

If your contractor claims they will pull the permit "after the work starts" or that permits are not required for your project, these are red flags. Every roof replacement in Florida requires a permit before work begins. No exceptions.

After-the-Fact Permits

If you discover that your roof was replaced without a permit (either by a previous owner or by a contractor who failed to pull one), you may need to obtain an after-the-fact permit. This process is more expensive and more complicated than a standard permit:

• After-the-fact permit fees are typically double the standard permit fee
• The building department may require an inspection that involves lifting shingles to examine underlayment, fastener patterns, and deck condition
• If the inspection reveals code violations, you must pay for corrections out of your own pocket (since the original contractor is likely no longer involved)
• In severe cases, the building department may require partial or complete removal of the roof for a full inspection

After-the-fact permits are expensive and stressful, but they are necessary. An unpermitted roof on your property record is a ticking time bomb that will surface during your next insurance claim, property sale, or 4-point inspection.

Frequently Asked Questions

Do I need a permit for a roof replacement in Florida?

Yes. Florida law requires a building permit for any roof replacement or re-roofing project. This applies to all roofing materials including shingles, tile, metal, and flat roof systems. The requirement is statewide under the Florida Building Code, Section 105.1. In Pinellas County, the permit is issued by your local municipality rather than the county, except in unincorporated areas where Pinellas County Building Services handles permitting.

How long does it take to get a roofing permit in Pinellas County?

Permit review times vary by municipality. St. Petersburg processes most residential roofing permits within 1 to 3 business days. Clearwater typically reviews within 2 to 5 business days. Largo offers same-day permits for straightforward re-roofing applications. During peak roofing season or after major storms, review times can extend to 1 to 2 weeks across all jurisdictions.

Can a homeowner pull their own roofing permit in Florida?

Yes, Florida law allows homeowners to pull their own permits for work on their primary residence under the homeowner exemption (Florida Statute 489.103). However, the homeowner must personally supervise or perform all the work. If you hire a roofing contractor to do the work, the contractor must be the one to pull the permit under their license. Pulling a permit as a homeowner when a contractor is doing the work is illegal in Florida.

What happens if I replace my roof without a permit in Florida?

Replacing a roof without a permit creates serious consequences. Code enforcement can issue fines ranging from $200 to $500 per day. When you sell the property, a title search will reveal the unpermitted work, which can delay or kill the sale. Your homeowners insurance may deny claims related to the unpermitted roof. You will likely need to obtain an after-the-fact permit at double the standard fee.

What does a roofing inspection check in Pinellas County?

A Pinellas County roofing inspection verifies compliance with the Florida Building Code. The inspector checks underlayment installation, nail pattern and fastener spacing, flashing at all penetrations, drip edge installation, ventilation, roof-to-wall connections, and overall workmanship. For homes within the Wind-Borne Debris Region (most of Pinellas County), the inspector also verifies enhanced wind resistance requirements.

What if my roof fails inspection?

If your roof fails inspection, the inspector issues a correction notice listing specific deficiencies. Your contractor is responsible for making corrections at no additional cost to you. Once corrections are made, the contractor schedules a re-inspection. There is typically no additional fee for the first re-inspection, but subsequent re-inspections may carry fees of $50 to $100 each.