Roof Inspection Pembroke Pines, FL | Drone and Attic Check

Roofs in this city

Pembroke Pines Roofs After 30 Years and Two 2005 Storms

Salt air is less of a story this far inland. Age and storm history are the bigger ones, and both vary from one subdivision to the next.

Local field sheetPembroke Pines, FL

Sheet · Roof Inspection

A postwar core near University Drive, a middle stretch of condos and 55+ living opened by a 1980 annexation, and lake-filled gated subdivisions west toward U.S. 27, many built after Hurricane Andrew as the population doubled in the 1990s.

County: Broward County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 5.2 miles from 3610 N 65th Ave, Hollywood
Growth: Annexed from Flamingo Road to U.S. 27 in 1980. Population more than doubled from 1990 to 2000
Typical homes: Older homes near University Drive, then 1990s and 2000s gated subdivisions out to West Pines
Roofs: Tile and shingle. Whether it is original or re-roofed matters most, and permit records can show it
Condos: Century Village (gated, 55+), plus low-rise condos, villas and townhomes, all well inland
Water: Lakes through the western subdivisions. No salt-air front, but flood zones vary by address
ZIP codes: 33023 · 33024 · 33025 · 33026 · 33027 · 33028 · 33029

Neighborhoods we cover

Century Village
Chapel Trail
Silver Lakes
Pembroke Falls
Pembroke Shores
Pembroke Lakes
Pembroke Isles
Towngate
Boulevard Heights
Walnut Creek
Spring Valley
Hollybrook
Big Sky
Pasadena Lakes

2005 came through here
Katrina passed directly over the city as a Category 1, with downed trees and power lines especially in Chapel Trail and Silver Lakes. Wilma's eye followed about 20 miles to the north. A roof from before 2005 has been through both, so we look closely at caps, edges and repairs.
Two clocks on one roof
State law bars refusing a policy solely over the age of a roof under 15 years old. Past that, an inspection showing five or more years of useful life has the same effect. Citizens looks at over 25 years for soft roofing, over 50 for hard. An original 1990s tile roof is past the state's 15 and short of Citizens' 50.
The association may have a say
In many gated communities, a re-roof needs approval for material or color, and in a condo or some villas the association may handle the roof itself. Check your documents before you collect bids. Our report covers condition, and the rules are theirs.

On the roof

What We Check on a Pembroke Pines Roof

Follow the list, or tap a pin, then flip to X-ray for the attic side of the same roof.

Roof covering
Cracked or slipped tile, shingle wear, rust on metal panels and blisters on flat sections. Mismatched patches can show where an old storm repair was made.
Tile · shingle · panels
Ridges & hips
Ridge and hip caps, and the mortar or foam holding them. On roofs dating from before 2005, older repairs here deserve a second look.
Caps · adhesion
Flashing & penetrations
Vents, pipe boots, skylights and wall flashing, where leaks tend to begin. Roofs that step up to a second story have more of these joints.
Where leaks begin
Fascia, soffit & drip edge
Fascia, soffit and drip edge for rot, gaps and pest entry, especially where branches have rubbed the edge in older landscaped subdivisions.
Rot · gaps
Underlayment & roof deck
From the attic we look for stains, daylight and soft decking. Old marks can predate a re-roof, so we check whether they still read damp.
Seen from the attic
Attic ventilation
Intake and exhaust vents that manage heat and moisture. Attics over large two-story floor plans can run hot when airflow is limited.
Heat · moisture

Drone photo of a clay tile roof during a roof inspection in South Florida

Drone · 120 ft

Original or replaced?

A Roof Inspection in Pembroke Pines Starts With the Permit History

Before we climb or fly, it helps to know what is up there. The city's Development HUB shows permits by folio number, back to at least 1992, so a re-roof usually leaves a trail. If none appears, the roof may be original, or the work may predate the online records, and the Building Department's records clerk can check archived files.

On site, the covering, flashing and edges get photographed up close or by drone, and then Peter goes into the attic to read the underside. Because tile cracks underfoot, we stay off it whenever a drone can see the same thing. You end up with photos of the whole surface and a remaining-life estimate, which is also useful for a 4-point inspection.

Drone photos of the full surface, where flights are allowed
Remaining-life estimate for buyers and insurers
Attic review for leaks the outside will not show

Buying a 1990s house
Find out whether you are also buying a roof replacement in the next few years, before the inspection period ends.
Insurance questions
A roof at least 15 years old can stay in play with an inspection showing five or more years of useful life.
After a storm
Get wind damage documented with photos while it is fresh, for your roofer or your claim.
Planning a re-roof
A condition report helps you decide on timing, and it gives your association a starting point.

Materials and lifespans

Roof Types in Pembroke Pines and How Long They Last

How long each covering tends to last, and the wear we look for. Actual life depends on installation, upkeep and storms.

Roof type	Typical service life	What we look for
Clay & concrete tile	30–50 years for the tiles; underlayment often 20–25	Cracked or slipped tiles, underlayment age, ridge and hip adhesion, flashing
Asphalt shingle	About 15–20 years in South Florida sun	Granule loss, curling or lifted tabs, nail pops, worn flashing
Metal (standing seam)	40+ years	Fasteners, seams, rust, coating condition and flashing at walls
Flat / low-slope	About 10–20 years	Ponding water, blisters, open seams and flashing at parapets

Typical ranges only. Actual life depends on installation, maintenance and storm exposure, and your insurer may apply its own age limits.

Simple from start to finish

How a Pembroke Pines Roof Inspection Works

Tell us the reason
A purchase, an insurer's request or storm damage: each one changes what the report puts first.
Flight and close-up review
We photograph the surface, flashing and edges, then go into the attic to see the underside.
Condition and useful life
Findings go into a short summary, along with an estimate of the years the roof has left.
Report within 24 hours
Ready to forward to your agent, your insurer, your roofer or your association.

Peter Lemos, certified home inspector in South Florida

Your inspector

Peter Lemos, Certified Master Inspector®

Locally owned in Hollywood, FL and serving South Florida since 2008. Peter holds InterNACHI certifications in wind mitigation, 4-point and mold inspection, and clients rate Global Home Inspectors 5 stars on Google.

Meet Peter

2008Since

4.9★Google

3Counties

24hReports

Client notes · Google reviews

What South Florida Homeowners Say

4.9 Based on 82 Google reviews

“I called Global Home Inspectors to conduct a 4 point inspection and wind mitigation inspection. Peter arrived on time and was very professional. He started the inspection process immediately and took pictures. I received my report the same day and I am very pleased with the service. …”

Monique M.4-point & wind mitigation

“From start to finish, Peter was prompt, professional, and incredibly thorough. He took the time to explain every detail, answer our questions, and provide a clear and comprehensive report.”

Kendry A.Home inspection

“He was able to come out and complete the inspection within 24 hours and send me the report the same day. Most companies would have taken a week to come out and another week to send the report.”

R. Mast4-point inspection

“After a few upgrades to our home, we needed to provide our insurance company with an updated 4 point & wind mitigation inspection. I’m so glad I went with Peter because he was fantastic! He arrived on time, was a great communicator, and sent the reports very quickly. …”

Mari H.4-point & wind mitigation

“Peter visited my place as scheduled and came prepared with a good understanding of my house's historical record. … I received the report 20 minutes right after his leave. Super fast! … p.s. the drone is really cool; used to take a full view of the roof.”

NeilInsurance inspection

“Mr. Lemos is very responsive, attentive, customer friendly. Working with him and mutual customer was an absolute breath of fresh air. …”

Angela C.Insurance agent, State Farm

Read all 82 reviews on Google Leave a review See all client reviews

Good questions

Roof Inspection FAQs for Pembroke Pines, FL

What owners here ask about their roofs. Don't see yours? Call (954) 297-0317.

Can you fly a drone near North Perry Airport?

North Perry is an airport with a control tower inside Pembroke Pines, and flights near a towered airport can require FAA authorization. We check the airspace for your address before flying. If a drone is not an option, we use safe vantage points and the attic.

How can I tell if my Pembroke Pines roof is original?

Search your folio number in the city's Development HUB for a roofing permit, which should show the date. Old paperwork from the seller helps too. On site, we look at how the covering has weathered and whether it fits the age of the house.

Does my 1990s tile roof fall under the Citizens roof rule?

Citizens asks for documentation of five years of useful life on hard roofing older than 50 years, so a 1990s tile roof is under that mark. Other carriers have their own limits, and state law has its own 15-year line. Ask your agent which applies.

Can my insurer refuse my policy because of the roof's age?

Under Section 627.7011, Florida Statutes, not solely because of age on a roof under 15 years old. For an older one, it must allow an inspection by an authorized inspector, at your expense, and cannot refuse solely on age if that inspection shows five or more years of useful life.

Did the 2005 hurricanes damage roofs in Silver Lakes and Chapel Trail?

Published accounts describe downed trees and power lines in both communities during Katrina. That tells you nothing about any one roof. We look for old repairs, mismatched coverings and attic staining, and we ask what you know about the history.

Do you walk on tile roofs in Pembroke Pines?

We avoid it. Tile can crack underfoot, so we rely on drone photos and safe vantage points when walking could cause damage, and we look at the underside from the attic.