What happens if you skip the permit (and you needed one)
- Stop-work order and $500 fine if Solon Building Department discovers unpermitted work; double permit fees required to bring it into code (~$250–$600 total).
- Homeowner liability insurance may deny claims related to unpermitted roofing defects or leaks traced to improper fastening or underlayment.
- Home sale disclosure: unpermitted roof work must be revealed on Ohio's disclosure form; buyers often demand price reduction or re-roofing under warranty.
- Mortgage refinance blocked: lenders pull title and permit history; FHA/Fannie Mae loans will not close on homes with unpermitted structural work.
Solon roof replacement permits — the key details
Solon Building Department enforces the 2020 International Building Code (IBC) and 2020 International Residential Code (IRC), which means IRC R907 (reroofing) and IRC R905 (roof-covering materials) are your baseline. The critical rule: any tear-off-and-replace triggers a permit, period. If you're only patching shingles (under 25% of roof area, no deck exposure, no structural work), you're exempt. But the moment you pull shingles off to inspect or repair deck damage, or remove more than a quarter of the roof skin, a permit is due. Solon's building official interprets this strictly: a roofer who discovers rotted deck during a 'repair job' and tears off that section must stop and file for a permit before continuing. This catches many homeowners off guard, especially on older homes where a repair quote suddenly becomes a replacement project. The lesson: get a pre-inspection permit consultation (free or low-cost) if you suspect deck damage. Solon does offer a dedicated roofing permit fast-track: submit your plans 48 hours before you want approval, include underlayment product data and fastening schedule, and like-for-like jobs are approved OTC without a formal review cycle.
Solon's climate zone 5A and 32-inch frost depth create a specific local code requirement that differs from warmer or colder jurisdictions: ice-and-water underlayment (self-adhering, per ASTM D1970) must extend a minimum of 6 feet from the eaves on all sides, and the roof deck must be sealed with a water-resistive barrier if any exposure is anticipated during construction. This is not optional on reroof permits in Solon — inspectors will photograph the underlayment installation and verify the 6-foot mark. Many roofers from southern Ohio or contractors who've only worked in warmer zones skip this step or use cheaper felt instead of ice-and-water; Solon inspectors catch this at rough-in and require correction before final approval. Additionally, if you're removing 3 or more existing shingle layers (which is common on 1970s–1990s homes in Solon), IRC R907.4 mandates complete tear-off — no overlay is permitted. Once again, this is caught during permit review; if your roofer mentions 'we can just layer over it,' you need a different roofer and a permit application that specifies total tear-off.
Material changes (shingles to metal, asphalt to slate, or composition to clay tile) always require a permit and a structural evaluation. Solon's building department charges an additional structural assessment fee ($150–$250) on top of the base permit to verify that the roof deck and framing can support the new material's weight. Metal roofing is lighter and typically passes without upgrades; standing-seam metal is common in Solon's Bentleyville and Auburn neighborhoods. Tile and slate are heavier and may trigger deck reinforcement, especially on older homes with nominal 2x6 rafters. If your contractor quotes 'material upgrade with no structural work,' that's a red flag — Solon requires documented review. The permit fee for a material change is $200–$400, plus inspection fees (~$75–$150 per inspection). Fastening and attachment details for metal or tile are stricter than asphalt shingles; Solon inspectors require product-specific installation documentation (e.g., metal roofing manufacturers' specs for wind fastening in Ohio).
Solon's online permit portal (accessible via the city's web portal at solon.oh.us) allows real-time status tracking and e-submission of roofing permits. Unlike some Ohio municipalities, Solon does not require a pre-application meeting for standard roof replacements; you can upload plans, product data, and specifications directly and receive approval within 1–2 weeks for routine jobs. However, the system requires you to specify: (1) total roof area in squares (100 sq ft = 1 square), (2) existing number of layers, (3) tearoff or overlay, (4) material type, and (5) whether any structural deck repair is needed. Incomplete submissions are returned with detailed comments; expect one revision cycle if you miss any field. The system integrates with Solon's inspection scheduling, so once approved, you can book the deck-nailing rough-in inspection online and request final approval. Roofing contractors licensed in Ohio can submit on your behalf; confirm your contractor has filed the permit before work begins. Homeowners pulling their own permit must be owner-occupants; rental properties require a licensed contractor.
Inspection sequence for Solon roof permits: (1) Deck inspection — inspector verifies nailing pattern (per IRC R905.2.6: fasteners spaced 6 inches on center on rafter lines, or per product specification), ice-and-water underlayment installed correctly to 6-foot eaves extension, and any deck repairs properly framed and fastened. (2) Underlayment/flashing rough-in — inspector confirms self-adhering underlayment, flashing detail at penetrations (vents, chimney, skylights), and drip-edge installation per IRC R905.2.8. (3) Final inspection — full roof covering installed, all fasteners driven home, ridge vent or roof vents installed per code, and gutters (if applicable) in place. Typical timeline is 7–14 days from permit approval to scheduling first inspection; Solon's inspectors are generally available Mon–Fri 8 AM–5 PM and will accommodate schedule requests. Final sign-off is required before you can consider the job complete for insurance and resale purposes. Some homeowners try to avoid permits by calling it 'repair' or 'maintenance'; Solon Building Department has enforcement photos and complaint-driven audits, especially in neighborhoods near schools or commercial zones. A neighbor's complaint or a drone-photo report can trigger a surprise inspection and penalty.
Three Solon roof replacement scenarios
Ice-and-water underlayment: Solon's frost-depth rule and why roofers get it wrong
Solon's 32-inch frost depth is the key to understanding why ice-and-water underlayment is non-negotiable here. Frost depth is the depth to which soil freezes in winter; in Solon, that's 32 inches. This affects gutter ice damming and roof edge ice buildup in ways that warmer Ohio cities (like Cincinnati, with a 28-inch frost depth) don't experience as severely. When roof shingles warm from sun exposure on a winter day, the edge ice melts and water runs down; at night, it refreezes at the eaves where the roof deck is unheated. This cycle creates ice dams — thick ridges of frozen water that back water up under shingles. Self-adhering ice-and-water underlayment (ASTM D1970, not cheap felt) creates a waterproof barrier that catches this backed-up water and directs it safely over the eaves instead of into the wall cavity. Solon Building Department requires this underlayment to extend a minimum of 6 feet from the eaves on all roof sides for precisely this reason. Many roofers from central or southern Ohio skip this step or use felt instead, thinking 'it's just like down south.' Solon inspectors photodocument underlayment at rough-in and will catch felt or an undersized ice-and-water barrier; you'll be required to tear it off and redo it, costing $500–$1,000 in rework. The lesson: before hiring, ask your roofer if they've worked in Solon or similar frost-depth zones and if they stock ice-and-water underlayment. A quality roofer will know this rule by heart.
The cost difference is not trivial. Self-adhering ice-and-water underlayment (such as Titanium UDL or GAF Cobra) costs $0.80–$1.20 per sq ft; felt is $0.10–$0.15 per sq ft. On a 1,200 sq ft roof, that's roughly $600–$800 extra for proper underlayment. Cheaper roofers will skip it or minimize it to the eaves only (2–3 feet), and they'll hope the inspector doesn't notice or doesn't enforce it. Solon's inspectors do enforce it. If you're getting bids, ask each roofer for a line-item cost of 'ice-and-water underlayment per Solon code' and see who quotes it. That's your honest contractor. Over a 20–30 year roof lifespan, that extra $600–$800 upfront avoids $5,000–$10,000 in water damage and attic mold remediation from ice-dam backup. It's not an optional upgrade in Solon — it's code.
Secondary consideration: if your roof has valleys (two roof planes meeting at an inward angle), Solon requires ice-and-water underlayment to extend 3 feet up each roof plane from the valley centerline, per IRC R905.2.7.1. Roofers sometimes cheap out on valleys too, using felt or a narrow strip. Solon inspectors will call this out. Get a detailed product list in your permit application so there's no ambiguity at inspection time.
Owner-builder vs. licensed contractor: Solon's rules and when DIY backfires
Solon allows owner-occupants to pull their own permit and perform roofing work on owner-occupied single-family homes. If the home is your primary residence and you want to re-roof it yourself, you can apply directly to the Solon Building Department — no contractor license required. However, 'owner-builder' comes with strings: (1) You must be present and responsible for the work; (2) all work must meet current code (no shortcuts or grandfathering); (3) Solon inspectors will be more rigorous on your inspections because there's no licensed professional vouching for quality; (4) if the work fails inspection, you're responsible for correcting it, not a contractor. Many homeowners think DIY roofing is simple ('just nail shingles on'), but Solon's inspectors will verify nailing pattern (6 inches OC on rafter lines, per IRC R905.2.6), fastener type (ring-shank or hot-dip galvanized), deck fastening (if repair is involved), underlayment overlap and flashing details, and material compliance. If you miss any of these, you'll be told to redo it. On a 1,200 sq ft roof, re-doing a failed section because fasteners weren't per code can mean re-shingling 300–500 sq ft again — 5–10 hours of labor plus material cost. Most homeowners find that calling a licensed roofer is cheaper than the risk of a failed inspection. Additionally, your homeowner's insurance may not cover DIY roofing if a defect causes a leak; insurers want licensed-contractor work for structural elements.
Licensed roofing contractors in Ohio must carry liability insurance, bonding, and maintain a license with the Ohio Construction Industry Licensing Board (CILB). When a licensed contractor pulls a permit, they're certifying to Solon that the work will meet code; if it doesn't, Solon's recourse is against the contractor's license and bond, not you. This is a major protection for the homeowner. Before hiring, verify the contractor's CILB license at https://www.construccouncil.org or by phone. Solon's building department can also confirm if a contractor has a history of code violations or failed inspections on local jobs. If you're getting a quote, ask for proof of license, current liability insurance, and references from recent Solon jobs. Cheap bids from cash-only, unlicensed roofers often result in unpermitted work, which circles back to fines, insurance denial, and resale issues.
Rental properties, investment homes, or non-owner-occupied structures cannot use the owner-builder exemption in Solon. You must hire a licensed contractor. If you try to pull an owner-builder permit for a rental, Solon will reject it and require a contractor license number on the application. This is strictly enforced because rental-unit code compliance affects public safety and code standards across the city.
6699 SOM Center Road, Solon, OH 44139
Phone: (440) 248-8877 | https://www.solon.oh.us (permit portal accessible via city website)
Monday–Friday, 8:00 AM–5:00 PM
Common questions
Do I need a permit to repair or patch a few missing shingles after a storm?
No, if the repair covers fewer than 25% of your roof area and does not require deck inspection or replacement. Patching 3–5 shingles is typically exempt. However, if your roofer uncovers soft or rotten deck during the repair, the scope escalates to a replacement project, which requires a permit. To avoid a surprise mid-job mandate, get a written estimate that specifies 'no deck work expected' and ask your roofer to call you immediately if they find structural issues.
My roof has two layers — can I just overlay a third layer of shingles instead of tearing off?
No. IRC R907.4, which Solon enforces, permits a maximum of two layers. If your roof currently has two layers, you must tear off at least one layer before installing new shingles. If you have three or more layers, you must tear them all off. Solon inspectors will verify the layer count during permit review (often by looking at gable ends where layers are visible), and overlaying without tearoff is grounds for a stop-work order and fines.
What does the ice-and-water underlayment rule mean, and why is 6 feet mandatory in Solon?
Solon's 32-inch frost depth creates severe ice damming in winter. Self-adhering ice-and-water underlayment is a waterproof barrier that catches water backed up by ice dams and directs it safely over the eaves. Solon mandates it extend 6 feet from all eaves to protect the wall cavity. Standard felt does not provide this protection. If your roofer proposes using felt or a minimal underlayment, they're not following Solon code — insist on ice-and-water per ASTM D1970 or your roof will likely leak in the first winter.
I'm upgrading from asphalt shingles to a metal roof. Do I need a structural assessment?
Yes. Material changes trigger a structural assessment fee ($150–$250 in Solon) because the building official must verify that your roof framing can support the new material's weight. Metal is typically lighter than asphalt, so most assessments pass without reinforcement. However, tile or slate may require deck reinforcement. Budget for this assessment as part of your permit cost if you're upgrading materials.
How much does a roof permit cost in Solon?
Solon's base permit fee ranges from $125–$300 depending on roof area and complexity. Like-for-like asphalt shingle replacements are typically $12.50–$15 per square (100 sq ft); material changes are $18.75 per square or higher. A 1,200 sq ft (12-square) standard re-roof is roughly $150–$180 in permit fees. Structural assessments add $150–$250. Inspection fees (rough-in and final) are typically $75–$150. Total cost for a basic permit: $200–$400. Complex jobs (tearoff + material change + deck repair) can reach $600–$800 in permit and inspection fees.
Can I apply for a permit online in Solon, or do I have to go in person?
Solon's online permit portal (accessible through solon.oh.us) allows full submission of roofing permits, including product data, specifications, and inspection scheduling. You do not need to visit the office unless the building official requests in-person clarification. For like-for-like standard reroof jobs, the whole process can be completed online in 2–3 business days. More complex projects may require phone or email correspondence with the building official.
What if I discover rotted deck during my roof replacement — does that change the permit?
Yes. If rotten or soft deck is found during tearoff, the scope becomes a replacement (not a repair) and you must have an active permit before continuing work. If you started without a permit, you'll need to stop, file a permit, pay fees (likely $300–$500 plus penalties for unpermitted work already done), and allow inspection before resuming. To avoid this, get a pre-permit deck inspection ($50–$100 from a roofer) before applying, so you know the extent of any repairs needed and can specify them on the permit application.
What is the typical timeline from permit approval to final inspection in Solon?
For a standard like-for-like reroof, expect 2–3 business days for permit approval once you submit all documentation. After approval, you can schedule the rough-in (deck inspection) inspection within 1 week, and the final inspection within 2–3 days after the roof covering is complete. Total timeline from submission to final sign-off: 2–3 weeks for a straightforward job. Material changes and deck repairs extend this to 3–4 weeks due to structural review.
Do I have to use a licensed contractor, or can I do the roofing myself if I own the home?
Solon allows owner-occupants to pull their own permit and perform roofing work on owner-occupied homes. However, Solon inspectors will enforce code rigorously, and if work fails inspection, you are responsible for corrections. Licensed contractors are recommended because they carry liability insurance and bonding, and their work is warranted. Additionally, homeowner's insurance may not cover DIY roofing if a defect causes a leak. Rental properties must use a licensed contractor.
What happens at the rough-in and final inspections?
Rough-in inspection (after tearoff and underlayment installation) verifies: deck nailing pattern (6 inches OC per code), ice-and-water underlayment properly installed to 6 feet at eaves, flashing details at penetrations (vents, chimney), and any deck repairs properly framed. Final inspection (after shingles or material is installed) verifies: fastening pattern complete and correct, ridge or roof vents installed, all flashing sealed, gutters in place, and overall workmanship meets code. Both must pass before the permit is signed off.