What happens if you skip the permit (and you needed one)
- Stop-work order issued by City of Upper Arlington Building Department; fine of $100–$500 per day of unpermitted work, plus forced tear-down inspection ($300–$1,000 reinspection fee).
- Insurance claim denial: most homeowner policies exclude unpermitted roofing work; water damage after an unpermitted roof fails is often not covered, costing $10,000–$50,000+.
- Home sale disclosure requirement: unpermitted roof work must be revealed on the Residential Property Disclosure Statement; buyers negotiate price down 3–8%, or walk entirely.
- Permit fees double on re-pull: if caught mid-project, you'll pay the original permit fee plus a second permit fee to legalize the work, totaling $200–$600 in permit costs alone.
Upper Arlington roof replacement permits — the key details
Upper Arlington Building Department requires a permit for any roof replacement that involves a tear-off, structural deck work, or material change. IRC R907 (Reroofing) and IRC R905 (Roof-Covering Installation) are the core standards adopted by the city. The local requirement that sets Upper Arlington apart is the mandatory Pre-Reroofing Inspection — you must submit your permit application, receive approval, schedule an inspection of the existing roof with a City inspector, and get sign-off before a single shingle is removed. This step catches three-layer roofs (which must be torn to the deck per IRC R907.4) and identifies hidden deck damage early. Most contractors are familiar with this; it typically adds 2–3 business days to the start-of-work timeline but prevents costly change orders if the deck is compromised. The City also requires that you specify underlayment type, fastening pattern (nails per square per IRC Table R905.11.2), ice-and-water-shield placement (required within 24 inches of the eave in Climate Zone 5A), and ventilation details on your permit application. If you're changing roof material — for example, upgrading from asphalt shingles to standing-seam metal or architectural shingles to slate — the department requires a structural engineer's letter confirming the deck can support the additional weight, and the timeline extends to 3–4 weeks for full plan review.
The fee structure in Upper Arlington is based on the roof area in squares (100 square feet = 1 square). Permit fees typically run $150–$350 for a standard asphalt-shingle roof replacement on a 30–50-square residential roof (1.5–2% of estimated construction cost). The fee schedule is published on the City website but varies with complexity: like-for-like shingle replacements are at the lower end ($150–$200); material changes or structural repairs bump into the $250–$350 range. There is no expedited (same-day) permit process in Upper Arlington for roofing; the standard review timeline is 5–10 business days. Plan review includes verification that ice-and-water-shield is called out to the required distance (24 inches minimum from eaves, per NEC/IRC guidance for snow and ice load zones), that fastening patterns meet IRC Table R905.11.2 (typically 6–8 nails per shingle for standard wind speeds in Upper Arlington), and that underlayment is specified (synthetic or felt, no longer than IRC R905.4 allows for exposure). If the existing roof has three or more layers, the inspector will flag it, and the permit will be conditioned on a complete tear-off to the deck. Overlay (laying new shingles over old) is permitted ONLY if the existing roof has one or two layers and the deck is sound.
Upper Arlington also enforces Ohio Revised Code Chapter 3781, which overlays state-level roofing contractor licensing requirements. All roofing work must be performed by a licensed roofing contractor, OR by the property owner if the property is owner-occupied and the owner pulls the permit themselves. If you are the owner and plan to do the work yourself, the permit application must clearly state that you are the owner-occupant performing the work. The Building Department will verify property ownership via the Franklin County Auditor's records. Owner-builders are allowed, but the City reserves the right to require inspections at greater frequency (often in-progress and final) to ensure code compliance. Commercial properties or rental units cannot be reroofed by an unlicensed owner; a State-licensed contractor must be hired. Additionally, if your roof is in a Flood Zone (Zones A or AE along the Scioto River corridor in parts of Upper Arlington), you may trigger additional FEMA floodplain rules — check with the City's Floodplain Administrator before permitting.
Inspection timing is critical. The City requires two inspections: (1) Pre-Reroofing Inspection of the existing deck before tear-off (scheduled at the time of permit approval), and (2) Final Inspection after shingles, underlayment, flashing, and ventilation are complete. If any structural deck repair is required (rot, missing sheathing, sistered joists), those repairs must be inspected separately before new roofing is installed. In-progress inspection of fastening patterns and underlayment placement is at the inspector's discretion but is common if the contractor requests it mid-project. Do not schedule your final inspection until the roof is 100% complete, including all flashing, ridge vents, gutters, and trim. Partial final inspections are not issued in Upper Arlington. The City typically inspects within 2–3 business days of a request; scheduling is done through the City's online permit portal or by phone.
One last local detail: Upper Arlington sits in NFIP flood insurance Zone X (minimal risk) for most neighborhoods, but the Scioto floodplain corridor (central and eastern parts of the city) is in Zones A or AE. If your property is in a mapped flood zone, the reroofing permit will be flagged and routed to the Floodplain Administrator for review. This adds 3–5 days to the permit timeline but typically does not increase costs. Floodplain properties are often required to verify that the roof replacement does not increase the height of the structure in a way that triggers elevation-of-obstructions rules, but a standard roof replacement (like-for-like pitch and material) rarely triggers this. Check your property's flood-zone status on the FEMA Flood Map Service Center or ask the City Building Department at the time of permit application.
Three Upper Arlington roof replacement scenarios
Ice-and-water-shield placement in Upper Arlington's Climate Zone 5A
Upper Arlington sits in IECC Climate Zone 5A with a 32-inch frost depth. This means snow and ice accumulation is common October through April, and ice dams are a real risk. IRC R905.4 (Ice and Water Shield) requires ice-and-water-shield (also called peel-and-stick underlayment) to extend at least 24 inches from the eaves measured vertically up the roof slope, or to a line 24 inches inside the building's interior wall line, whichever is greater. The intent is to prevent water intrusion from ice dams that form at the soffit line where warm interior air meets cold roof surface. Many contractors in the Upper Arlington area know this rule, but the City's Pre-Reroofing Inspector will verify it during plan review and again during the final inspection.
If your home has an unheated attic, the frost line forms closer to the exterior wall, and ice-and-water-shield may need to extend 36+ inches in some cases (if the attic is particularly cold and poorly ventilated). The City inspector will visually assess your attic ventilation and may require additional ice-and-water-shield coverage if soffit vents are blocked or insufficient. During the final roof inspection, the inspector will measure the ice-and-water-shield placement from a few points along the eaves and trace it on the permit card. If it falls short, the inspection is failed, and you must install additional underlayment before final approval.
The cost impact is modest: ice-and-water-shield runs $0.75–$1.25 per square foot, so 24–36 inches of coverage on a 42-square roof adds roughly $500–$750 to the project. It is non-negotiable in Upper Arlington and is one of the most common plan-review corrections the Building Department issues. Do not try to substitute felt underlayment alone; the City will reject it. Synthetic or asphalt-based peel-and-stick underlayment is required in the eave zone.
Deck inspection and the Pre-Reroofing Inspection requirement
Upper Arlington's most unique procedural requirement is the mandatory Pre-Reroofing Inspection. Unlike some Ohio municipalities that issue reroofing permits over-the-counter for standard shingle-on-shingle work, Upper Arlington requires a City inspector to visit and visually inspect the existing roof and deck before any tear-off begins. This inspection typically happens 3–5 business days after permit approval. The inspector's role is to (1) verify the number of existing layers (confirming that overlay is legal if layers are ≤2, or that tear-off is required if ≥3), (2) assess visible deck condition (rot, missing sheathing, water stains), and (3) identify any structural issues that will require repair or engineering review before the new roof is installed.
If the inspector finds rot, missing sheathing, or signs of water intrusion, they will issue a 'Conditional Approval' allowing tear-off to proceed, with a note that the exposed deck must be inspected again before new roofing is installed. Many older homes in Upper Arlington (built pre-1980) have soffit or fascia rot around the perimeter due to ice dam damage or gutter overflow. This is common and expected; the repair cost is typically $1,500–$4,000 depending on extent. The City allows tear-off to proceed as planned, and the deck repair is inspected separately before the new roofing underlayment is laid.
The Pre-Reroofing Inspection also gives the contractor and homeowner a chance to discuss trim detail, soffit ventilation, and flashing strategy with the inspector. Many contractors use this meeting to ask clarifying questions about ice-and-water-shield placement, fastening pattern, or ventilation requirements, which saves time during plan review corrections. The inspection is free (included in the permit fee) and is non-negotiable. Do not begin tear-off without approval; the City has issued stop-work orders for contractors who removed roofing before the Pre-Reroofing Inspection was completed.
3600 Tremont Road, Upper Arlington, OH 43221
Phone: (614) 583-5000 (Main City Hall) — ask for Building Department | https://www.upperarlingtonohio.gov (permit portal link available on City website under 'Permits & Services')
Monday–Friday, 8:00 AM–5:00 PM (call to confirm)
Common questions
Do I need a permit if I'm just replacing damaged shingles on a small section of my roof?
No, if the repair covers less than 25% of the total roof area (typically fewer than 10–12 squares on a residential roof) and you are patching with like-for-like shingles. However, if the damage reveals deck issues (rot, water intrusion), or if the patched area requires ice-and-water-shield work near the eaves, you may need a permit. Contact Upper Arlington Building Department with photos and dimensions; they can advise. A full tear-off-and-replace project always requires a permit, regardless of scope.
My contractor said the three-layer rule is outdated. Can I overlay on top of three layers?
No. IRC R907.4 is explicitly adopted by Upper Arlington and prohibits overlay on roofs with three or more existing layers. The City's Pre-Reroofing Inspector will refuse to approve a permit for overlay if three layers are found. You must tear off to the deck. Any contractor who suggests otherwise is not following code. Get a new bid for tear-off, or file a complaint with the Ohio Construction Industry Licensing Board if the contractor installed shingles without a permit.
How long does the permit process take in Upper Arlington?
Standard reroofing permits (like-for-like shingle replacement) take 5–10 business days for plan review. Material changes (shingles to metal, slate, tile) take 10–14 business days due to structural review. Once approved, you must schedule the Pre-Reroofing Inspection (2–3 business days). After inspection approval and tear-off, final inspection is typically scheduled within 2–3 business days of a request. Total timeline from application to final sign-off is typically 4–6 weeks depending on deck repair needs.
Can I pull the permit myself if I am the homeowner and I'm doing the work?
Yes, if the property is owner-occupied and you are the legal owner. You will need to clearly state on the permit application that you are the owner-builder performing the work. The City verifies ownership via Franklin County Auditor records. Owner-builders may face more frequent inspections (in-progress and final) to ensure compliance. If the property is a rental or investment property, a State-licensed roofing contractor must pull the permit and perform the work.
What happens if my home is in a flood zone?
If your property is in FEMA Flood Zone A or AE (along the Scioto River corridor), the reroofing permit will be routed to the City's Floodplain Administrator for review. A standard roof replacement (same pitch, same height) is typically approved without issue, but it may add 3–5 days to the permit timeline. The Floodplain Administrator confirms that the roof replacement does not obstruct floodwaters or increase the structure's footprint. Minimal cost impact, but plan for the extra review time.
Do I need ice-and-water-shield if I have a brand-new roof with perfect ventilation?
Yes. Ice-and-water-shield is required by IRC R905.4 in Climate Zone 5A regardless of roof condition or ventilation. Upper Arlington's Building Department will fail the final inspection if ice-and-water-shield is not found extending 24 inches from the eaves. This rule exists because ice dams can still form on well-ventilated roofs if snow load, exterior temperature, and interior heat coincide. It is non-negotiable.
My roofer says they can start work before the Pre-Reroofing Inspection is complete. Is that okay?
No. Upper Arlington's permit conditions explicitly require the Pre-Reroofing Inspection to be completed and approved before tear-off begins. Starting work before inspection approval is a code violation and may result in a stop-work order, fines ($100–$500 per day), and forced removal of unpermitted work. The contractor's timeline estimate should account for the inspection delay. If your contractor is pressuring you to start early, ask for a written warranty that they will obtain all City approvals before work begins.
If I upgrade to metal roofing, will the permit cost more?
Yes. Material changes require a structural engineer's letter, which costs $300–$500 and extends the permit review timeline to 10–14 business days. The permit fee itself increases to $250–$350 (vs. $150–$200 for like-for-like). Additionally, the engineer's letter and structural review may add 2–3 business days to the overall project. Budget an extra $500–$1,000 in consulting and permit costs for material upgrades.
What if the inspector finds rot during the Pre-Reroofing Inspection?
If decay or missing sheathing is found, the permit is issued with a condition: tear-off may proceed, but the exposed deck must be re-inspected before new roofing is installed. Sistered joists, sheathing patches, or other repairs are required and must pass inspection separately. This adds 1–3 weeks and $1,500–$4,000 to the project, but it catches structural problems that would cause premature roofing failure. Do not proceed with new roofing until deck repairs are approved.
Is a State-licensed roofing contractor required in Upper Arlington?
For owner-occupied properties where the owner is pulling the permit and doing the work, no license is required. For all other work (rental properties, commercial, or owner hiring a contractor), yes — the contractor must be licensed under Ohio Revised Code Chapter 3781. The City will verify contractor license status at the time of permit application. If a contractor works without a license, report it to the Ohio Construction Industry Licensing Board (CILB). Homeowners may face liability and insurance issues if an unlicensed contractor causes damage.