Roof replacement permits

What the model code says

Reroofing is not exempt

The International Residential Code (IRC) lists work that does not need a permit in Section R105.2. Reroofing is not on it. The nearest item is “painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work,” which local offices do not normally read as covering a roof.

Section R105.2.2 lets “ordinary repairs” go ahead without an application, but the code doesn’t say how large a roof repair can be before it stops being ordinary. Jurisdictions set that line themselves. Some use square footage, some use a percentage of the roof, and some require a permit for any covering replacement. Call before assuming a “repair” is exempt.

Tear-off or recover

Section R908 covers reroofing. The 2024 edition separates two approaches:

• Roof replacement (R908.3): “Roof replacement shall include the removal of existing layers of roof coverings down to the roof deck.” Exceptions allow an adhered ice barrier membrane or self-adhered underlayment to stay in place when the sheathing is not water-soaked or deteriorated.
• Roof recover (R908.4): a new covering over the existing one is allowed when installed per the manufacturer’s approved instructions, except that a recover is not permitted where:
  • the existing roof or covering is water-soaked or too deteriorated to serve as a base;
  • the existing covering is slate, clay, cement or asbestos-cement tile; or
  • “the existing roof has two or more applications of any type of roof covering.”

In the 2021 IRC the same three prohibitions appeared as a separate section, R908.3.1.1 “Roof Recover Not Allowed.” If your jurisdiction is still on 2021, that is the section number you’ll see.

Two more reroofing rules often come up on inspection. Existing flashings, edgings, outlets, and vents must be replaced “where rusted, damaged or deteriorated” (R908.5). Where recovering over wood shakes creates a combustible concealed space, the existing surface must be covered with gypsum board, mineral fiber, glass fiber, or another approved material (R908.4.1).

Asphalt shingle details inspectors look at

• Slope. Asphalt shingles are allowed only on slopes of 2:12 or steeper. Slopes from 2:12 up to 4:12 need double underlayment (R905.2.2).
• Underlayment. Applied and fastened according to IRC tables R905.1.1(2) and R905.1.1(3).
• Ice barrier (R905.1.2). Required where the local design criteria show a history of ice damming at eaves. It must extend at least 24 inches inside the exterior wall line (36 inches measured along the slope from the eave edge on steep roofs, 8:12 and steeper). Detached accessory structures without conditioned space are excepted.
• Drip edge (R905.2.8.5). Required at eaves and rakes, overlapped at least 2 inches at joints, and fastened at no more than 12 inches on center.
• Fasteners (R905.2.6). At least four per strip shingle, or two per individual shingle.

High-wind and hail regions often add local amendments to these rules. Some states also run coastal windstorm inspection programs that apply to roofs, so check your state’s page in our directory.

Zoning, HOA rules, and setbacks

A like-for-like reroof doesn’t usually trigger zoning review. Exceptions include:

• Historic districts, where changing material or color may need design approval before the building permit.
• HOA covenants, which commonly regulate roofing material and color.
• Changes to roof shape or height, such as adding dormers or raising the pitch, which are alterations needing full building review and possibly a height check.

Permits and inspections you can expect

Many jurisdictions issue a simple over-the-counter or online reroof permit for houses. A typical sequence:

1. Application listing the roof area, existing and new materials, and the number of existing layers.
2. In-progress or sheathing inspection in some jurisdictions, after tear-off and before underlayment, to check decking condition and replacement.
3. Final inspection of the finished roof, flashings, drip edge, and ventilation.

Some offices accept photo documentation for intermediate steps. Ask what yours requires.

What to prepare

• Roof area in squares or square feet.
• Existing covering type and number of layers. This decides whether a recover is even possible.
• New product specifications and the manufacturer’s installation instructions.
• Contractor license information if your state or locality licenses roofers.
• Decking replacement plan: how damaged sheathing will be identified and replaced.
• HOA or historic approval if required.
• Insurance claim documents after storm damage, if your insurer asks for the permit or final inspection.

How permit fees are calculated

Reroof fees are set locally. Common approaches:

• Flat fee for a residential reroof.
• Per-square or per-square-foot pricing based on roof area.
• Valuation-based fees, where the permit application states the value of the work (IRC R105.3 requires the applicant to “state the valuation of the proposed work”). Many jurisdictions benchmark valuations against the International Code Council’s Building Valuation Data.

Use your county’s fee schedule (linked from its profile in our directory) or call the permit office.

Common mistakes

• Assuming a roof is “just a repair.” Most full and partial replacements need a permit.
• Layering over two existing roofs. The 2024 IRC prohibits recovering where there are already two or more layers.
• Covering soft or rotten decking. Water-soaked or deteriorated roofs cannot be recovered.
• Reusing rusted flashing or skipping drip edge on shingle roofs.
• Ignoring local wind or ice amendments that change underlayment and fastening rules.
• Hiring an unlicensed or uninsured roofer in a state that requires a license, or letting work start before the permit is issued.