After a contract is signed and a material is chosen, your roofing project will move to the permitting stage.
The permitting process in South Florida – especially for Miami-Dade County – is among the most rigorous in the nation. This all started in 1993 when the devastation from Hurricane Andrew led to the strengthening of building codes across the country, most notably in South Florida.
To learn more about changes in Florida Building Codes, please follow this link. Otherwise, continue reading below for a general overview of permitting and the permitting process.
What is a NOA for roofing materials?
NOA stands for Notice of Acceptance. It is an approval issued by the state or local building department confirming that the materials chosen for a project meet code standards. This is especially important in Southeast Florida given the possibility of major weather events. Miami-Dade and Broward consistute a High Velocity Hurricane Zone (HVHZ) and subject to the most strict regulations under the Florida Building Codes.
It is important to note that NOAs are regularly updated as manufacturers issue new or revised products.
What factors influence permitting timelines?
Simply put, permitting timelines are determined by the building department overseeing the project and any special attributes of your project. Below are the key factors that will determine the length and rigor of your project’s permitting process:
- City: This is by far the major determining factor behind your permitting timeline. Building departments vary considerably in requirements, staffing, and responsiveness. Some cities have limited requirements and streamlined electronic approval processes. Others have more cumbersome requirements and byzantine approval processes. You can contact our permitting team at 305-815-7208 or permitting@aebrothersroofing.com to learn more about your specific city.
- Historical or protected status: If you’re home is historical or in an area with very specific building requirements, the building department will take extra care to ensure that the heritage of the building is maintained. Part of the driver behind this is the notion that a historical home is not only valuable to a homeowner but also to the broader community. For instance, historically designated buildings in Miami Beach require sign posting to make the community aware of a project. There may also be special engineering or architectural considerations. We would strongly recommend reaching out to our offer at 305-815-7208 or permitting@aebrothersroofing.com to understand the requirements and timelines of your project
- Roofing material chosen: Sometimes the roofing material you’ve selected includes a new product (or update of an older one) and the city clerk will need to research the NOA and get a manager’s approval before approving your permit. This is not a big deal, and our manufacturer partners are available and eager to work with the city as needed to expedite this process.
- High demand periods: During the slow season from November to April, permitting approvals tend to take place more quickly. While during the busy season from May-October, permitting will be on the longer end of the range provided by your salesperson. This is because city’s tend to have relatively constant staffing levels in their permitting departments and rarely expand headcount on a temporary basis to account for busier seasons.
- Extreme weather events: Extreme weather events can have a dramatic impact on permitting timelines. During heavy rains or tropical storms, you can expect permitting timelines to double. A&E’s history of performance over two decades and experienced can mitigate these wait times during an extreme weather event since many of our team members are cross-trained in permitting. This allow us to increase headcount seamlessly. However, municipal permitting departments have less flexibility when it comes to staffing and are the main drivers of permit wait times.
- Your responsiveness: Last but not least, the permitting process will require input from the homeowner from time to time. Often, this is as simple as filling out an electronic at the outset of the project. However, a variety of factors can stretch out wait times such as your homeowner’s association, the historical status of your home, and your city’s permitting office (which may not allow electronic signatures). We are eager to work with you to get your permit submitted and approved. Your active participation and responsiveness can play a positive role in getting your permit approved faster.
So how long will my roofing permitting process take?
Timelines vary from city to city. Below is an outline of permitting timelines by city from our recent experience. Please note that these times are subject to change. We encourage you to confirm these timelines with your salesperson and a member of our permitting team.
| Coral Gables | 2-4 weeks |
| Miami Beach | 4-6 weeks |
| Boca | 4-6 weeks |
| Miami Gardens | 4-6 weeks |
| City of Miami | 1-2 weeks |
| Miami-Dade | 1-2 weeks |
Does it matter if my home is part of an HOA or Association?
Yes, enormously. Cities will require your HOA to approve your roofing project. The permit will remain on hold until the association provides these documents.
In our experience, this can add a month or more to the permitting process. We totally understand why an HOA would want to ensure that construction projects are above board and reflect the aesthetic of the community – but this additional process will add to the project timeline.
Some cities and associations have rigorous requirements for HOA projects. For instance, Miami Gardens recently required signatures from every member of an HOA where A&E Brothers Roofing as replacing a roof in a neighborhood. Another recent example includes a board taking three months to approve a new material as the tile they had previously approved was no longer in production or available in warehouse.
If you have any concerns about your HOA or Association requirements, our team is also trained to work with you to get this information, so do not hesitate to reach out to us for guidance. You can also consult with your HOA board to understand their requirements and bylaws.
What are revisions?
Cities may ask for revisions to the permitting process – these are mostly comments or questions about the application. Revisions can be as simple as adjusting a few homeowner details or requiring additional information on project materials. Sometimes revisions can be more detailed or require additional documentation.
Common revisions include:
- Adjusting the homeowner information to reflect deed records
- Old violations from previous construction projects that may have not been cleared (no reason to panic – this happens all the time!)
- Clarity on materials or roofing systems – this is especially common for older homes designed before the adoption of modern codes
Most of the time, A&E Brothers Roofing can handle these revisions internally (without your help), but we may require a decision or paperwork from you on occasion. There is very little our team hasn’t seen before. We will work with you and the city get revisions resubmitted and approved as soon as possible.
So how do I factor the permitting process into my roofing process?
We recommend your asking about the permitting process when you meet your roofing estimator. Most estimators will be able to guesstimate the timeline, but they may recommend speaking directly to a permitting coordinator to get a sense of your unique circumstance or timelines.
Led by a trained architect, A&E Brothers Roofing has the strongest permitting department in Miami-Dade and South Florida. Please don’t hesitate to reach out to discuss timelines. We will always be transparent about the process and try to overcommunicate to keep you well-informed.
Sources:
Editor, N. (2022, August 25). 30 Years Later: Hurricane Andrew Redesigned Modern Building Codes. USGlass Magazine & USGNN Headline News. https://www.usglassmag.com/30-years-later-hurricane-andrew-redesigned-modern-building-codes/
Systems, E. A. (n.d.). Are You in a High Velocity Hurricane Zone? Www.easternarchitectural.com. https://www.easternarchitectural.com/blog/are-you-in-a-high-velocity-hurricane-zone