Replacing a Roof in Florida: What Homeowners Should Know

Under Florida law, an insurer can't refuse to issue or renew a homeowner's policy solely because of roof age if the roof is less than 15 years old.

For a roof 15 years or older, the insurer must let you get an inspection by an authorized inspector. If the inspection shows the roof has five or more years of useful life left, the insurer can't refuse the policy solely because of the roof's age.

In practice: if your insurer raises your roof's age, ask what documentation they need before you assume you have to replace it — an inspection may be enough.

• Asphalt shingle — lowest up-front cost and the shortest lifespan in Florida's heat and sun.
• Metal (standing seam or panels) — longer lifespan and strong wind performance; near the ocean, ask about coatings and fasteners rated for salt air.
• Concrete or clay tile — long-lasting and well suited to the climate, but heavy; the underlayment beneath the tile is what actually keeps water out and wears out first.
• Flat or low-slope systems — used on parts of many Florida homes; drainage and seams are the things to ask about.

Not every leak means a new roof. A licensed roofer can tell you whether the problem is isolated (flashing, a few damaged shingles or tiles) or a sign the whole system is at the end of its life.

Be aware that the Florida Building Code has rules about how much of a roof can be repaired before more of it has to be brought up to current code, and those rules depend on when the roof was installed. Ask your roofer or local building department how they apply to your home.

A roof replacement requires a permit. The contractor — not you — should pull it. Inspections during and after the job confirm things you'll never see once the roof is finished, like how the deck was nailed and whether a secondary water barrier was installed.

Those same details earn credits on a wind mitigation inspection, so ask your roofer for photos and paperwork and schedule a new wind mitigation inspection when the job is done.

• Verify a roofing license: the number should start with CCC (certified) or RC (registered).
• Get at least three written quotes that list the same scope: tear-off, deck repairs, underlayment, material, flashing, permit and cleanup.
• Be cautious of anyone who offers to "cover your deductible" or pressures you to sign right after a storm.
• Don't pay in full up front. Tie payments to progress.
• Ask for the manufacturer and workmanship warranties in writing.