St. Johns County, Florida Roofing Permit Regulations and County Ordinances for Unincorporated Areas
St. Johns County Building & Safety Division
The St. Johns County Building Department is responsible for permitting and inspecting construction activity throughout the county, including unincorporated areas. Their primary mission is to ensure that all construction complies with the Florida Building Code to protect the life, health, and property of the community. The department manages contractor licensing, permit applications, plan reviews, and site inspections.
Roofing Permit Requirements for Unincorporated Areas
In the unincorporated areas of St. Johns County, building permits are required for most construction improvements, including roofing work, before any activity begins. Property owners are responsible for determining if a permit is required to avoid penalties or additional fees. Key considerations for roofing projects include:
- Contractor Licensing: All contractors must be properly licensed and registered with St. Johns County to obtain a permit or perform construction work. It is strongly recommended that property owners verify a contractor's license status through the county's online tools before hiring.
- Permit Process: Applications are evaluated by Building Department staff. In most cases, a "Clearance Sheet" must be issued before a building permit application is accepted. You will need your property's Parcel ID number to begin the process.
- Compliance: All work must comply with the current Florida Building Code, which includes specific requirements for wind design and wind-borne debris based on the project's location.
- Notice of Commencement: For permitted projects exceeding $5,000, a recorded "Notice of Commencement" is required prior to the first inspection.
- HOA Requirements: Depending on your location, you may need to obtain architectural review and approval from your community association (HOA) before the county will issue a building permit.
- Inspections: The permit holder is responsible for scheduling all required inspections before any work is covered or concealed.
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Note: The following state-wide building codes and regulations apply universally to all jurisdictions within Florida, including St. Johns County.
Florida Roofing Legislation, Codes, and Guidelines
Florida State Building Codes and Legislation for Roofing
The State of Florida utilizes the Florida Building Code (FBC), which is a single, statewide building code. The FBC is based on national model codes, such as the International Building Code (IBC) and the International Residential Code (IRC), but it is amended to address Florida's specific climatic needs, particularly regarding high-wind resistance and hurricane protection. The code is updated on a triennial cycle. As of early 2026, the state is operating under the 8th Edition (2023) of the Florida Building Code, which took effect on December 31, 2023.
Key aspects of Florida's roofing regulations include:
- Regulatory Authority: The Florida Building Commission, a 17-member technical body established under Florida Statutes (specifically Sections 553.76 and 553.77, F.S.), is responsible for the development, maintenance, and interpretation of the Florida Building Code. The Commission operates within the Florida Department of Business and Professional Regulation (DBPR).
- High-Velocity Hurricane Zones (HVHZ): Certain areas, such as Miami-Dade and Broward counties, are designated as HVHZ and are subject to stricter roofing standards, including enhanced wind-uplift, underlayment, and product-approval requirements.
- The 25% Rule: Historically, the FBC included a provision stating that if 25% or more of a roof was damaged or replaced within a 12-month period, the entire roof had to be brought up to current code. Recent legislative changes, including Senate Bill 4-D (2022), have clarified this rule. For roofs permitted and installed under the 2007 FBC or later, only the damaged or replaced portion is generally required to be brought up to current code standards, rather than the entire roof.
- Permitting: Florida law requires a building permit for nearly all roof replacements and major repairs. Local jurisdictions (cities and counties) are responsible for enforcing the FBC, issuing permits, and conducting inspections.
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