Florida Certified Roofing Contractor CCC 1334537
Skylights in Pembroke Pines, FL
Skylights for homes in Pembroke Pines and the surrounding area — from our Sunrise headquarters. Free quote.
Pembroke Pines homes are mostly concrete block and stucco under barrel tile or asphalt shingles, built as the city pushed westward from the 1970s through the 2000s. U.S. Census Bureau ACS 5-year (2022) data puts the median year built around 1992, so a large share of skylights here are on roofs that are now decades into a climate of near-daily May–October thunderstorms, constant UV and year-round humidity. That combination is hard on the part of a skylight that actually keeps water out: the flashing, the curb and the seal around the glazing.
Flat Rate Roofing Inc installs new skylights cut and framed into the roof, replaces failed, fogged or cracked units, and diagnoses leaks at existing ones. We work with both curb-mounted and deck-mounted units using the correct flashing kit for the roof system, and we handle impact-rated units and skylight work combined with a re-roof. We are a Florida Certified Roofing Contractor, CCC1334537, and the company is insured.
Although Pembroke Pines sits several miles inland in western Broward County, prevailing easterly breezes still carry salt-laden air from the Atlantic, and Broward is one of the two counties designated as the High-Velocity Hurricane Zone under the Florida Building Code. That matters for skylights in two ways. First, wind-driven rain during a summer squall or a named storm pushes water uphill at head and side flashings in a way that a calm-weather drip test never reveals. Second, in the HVHZ a skylight generally needs a Miami-Dade Notice of Acceptance, and windborne-debris requirements mean impact-resistant glazing or approved protection — so a unit chosen purely on looks may not be approvable here.
Problems to watch for in Pembroke Pines
Sealant used instead of flashing
A bead of caulk around a curb is a temporary fix that dries out and cracks under constant South Florida UV. Once it fails, every afternoon thunderstorm in the May–October wet season finds the same opening.
Fogged or failed glazing
With humidity high year-round, a broken seal shows up as condensation or permanent fogging between panes. The unit is usually past repair at that point and the glazing assembly is replaced.
Wind-driven rain at head and side flashings
Tropical squall lines push rain sideways and upward. Flashing that was never lapped correctly into the surrounding tile or shingle field will leak in wind long before it leaks in a steady rain.
Units that pre-date current code
Post-Andrew and post-Wilma code upgrades changed what is approvable in Broward. An older skylight on a 1990s roof may not carry a Miami-Dade Notice of Acceptance or a Florida Product Approval, so replacement is usually the practical path.
Flashing that does not match the roof system
Barrel tile and asphalt shingles need different flashing details, and the Florida Building Code requires flashing compatible with the surrounding roof. Mismatched kits are a frequent source of chronic staining at a ceiling.
Corroded fasteners and deteriorated decking
Salt-laden air and high humidity accelerate corrosion of fasteners and flashings, and a slow skylight leak can soften the plywood beneath. Rotten plywood and fascia replacement is included in our scope.
Leaks blamed on the skylight
Sometimes the water is entering above the skylight at a ridge, valley or pipe boot and simply showing up at the nearest opening. We diagnose before we quote a replacement.
What we do
- New skylight installationWe cut and frame the opening, set the unit and tie the flashing into the existing tile or shingle roof. Permits are pulled under our own license.
- Replacement of failed unitsFogged, cracked or leaking skylights are replaced with impact-rated units appropriate for Broward's High-Velocity Hurricane Zone requirements.
- Curb-mounted and deck-mounted workEach unit gets the correct flashing kit for its mounting type and roof covering, rather than a sealant-only installation that will not survive the Florida sun.
- Leak diagnosis at existing skylightsWe trace where water is actually entering — head flashing, side flashing, curb or the glazing seal — and give you a written flat rate quote that says what is included.
- Skylights combined with a re-roofIn South Florida, replacements and upgrades are commonly scheduled alongside a re-roof, when the deck is open and the flashing can be integrated from the start.
Licenses, permits and codes in Pembroke Pines
Skylight work in Florida is usually performed under a license. Installation and replacement in a roof is typically handled by a licensed roofing contractor, or by a general or building contractor, and glazing or window specialty licenses can also apply depending on scope. Florida does not have a widely recognized standalone state skylight license class, so confirm the correct scope with the Florida Department of Business and Professional Regulation (DBPR), through the Construction Industry Licensing Board, and with the Pembroke Pines building department. Adding or replacing a skylight normally requires a permit, particularly where the roof opening or framing is altered, and like-for-like replacement may still require one in most South Florida jurisdictions. Units must meet Florida Building Code impact and wind pressure requirements; in the HVHZ that generally means a Miami-Dade Notice of Acceptance. Our certification, CCC1334537, is a state certification valid in every Florida county and verifiable on the DBPR website.
When to call
Leak complaints surface during the May–October rainy season and after storms, with demand rising ahead of hurricane season in May and June and again from August through October. Dry-season months are an easier window for planned replacements and for skylight work bundled with a re-roof. Because HOA and gated communities are very common in Pembroke Pines and architectural review is a routine part of visible exterior work, start the association approval early. The phone is answered around the clock at (954) 775-8990, the office keeps weekday hours Monday to Friday 8am to 6pm, and you can request a free quote with the form on this page.
We serve Pembroke Pines including Pembroke Falls, Chapel Trail, Silver Lakes, Pembroke Isles, Century Village Pembroke Pines, Grand Palms, Towngate, Pembroke Shores, Raintree and West Pines, along with nearby Miramar, Hollywood, Cooper City, Davie, Weston, Southwest Ranches, Sunrise and Miami Gardens.
Skylights in Pembroke Pines: questions we hear
- Do I need a permit for a skylight in Pembroke Pines?
- Normally yes. Adding or replacing a skylight generally requires a permit from the municipal building department, especially when the roof opening or framing is altered, and like-for-like replacement may still require one. We pull permits under our own license, schedule inspections and close the permit out.
- Does my skylight have to be impact rated here?
- Broward County is part of the High-Velocity Hurricane Zone under the Florida Building Code, where a skylight generally needs a Miami-Dade Notice of Acceptance, and windborne-debris areas require impact-resistant glazing or approved protection. Verify the specific requirement for your address with the Pembroke Pines building department.
- My skylight only leaks in heavy wind. Is that normal?
- It points to the flashing rather than the glass. Tropical squall lines over Pembroke Pines drive rain sideways into head and side flashings, and an installation relying on sealant instead of a proper flashing kit will leak in wind before it leaks in calm rain.
- Should I replace the skylight when I re-roof?
- It is usually the sensible time. With homes here having a median year built around 1992 per the Census, many skylights are the same age as the roof, and integrating a new flashing kit while the deck is open avoids disturbing new tile or shingles later.
- Will my HOA need to approve the work?
- Very likely. HOA and gated-community prevalence is high in Pembroke Pines, and architectural review is a routine part of any visible exterior work. Ask your association what documentation it wants before scheduling.
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