Florida roof replacement law comes down to a few rules. The 25% rule no longer forces a full replacement on newer roofs: since 2022, if your roof was built to the 2007 Florida Building Code or later (roughly, permitted after March 1, 2009), only the repaired part has to meet today’s code. Older roofs still need full replacement when 25% or more of a roof section is repaired in a year. Insurers can’t drop or refuse to renew you just because your roof is under 15 years old, and an older roof stays insurable if an inspection shows at least 5 years of life left.
Florida law also decides what a new roof must include, who can install it and how claims work. Much of what you’ll read online is out of date. The guide below explains each rule in plain English.
Florida Roof Laws at a Glance
| Rule | What it means for you | Law |
|---|---|---|
| 25% rule | Older roofs with 25% or more of a section repaired in 12 months need a full replacement of that section. Roofs built to the 2007 code or later only need the repaired part brought to code. | Florida Building Code, Section 553.844(5) |
| 15 year roof rule | Insurers can’t refuse or nonrenew solely because a roof is under 15 years old. Older roofs stay insurable with an inspection showing 5+ years of life. | Section 627.7011 |
| What a new roof must include | A secondary water barrier and stronger deck attachment, plus roof-to-wall upgrades on some homes | Section 553.844 |
| Permit and license | A building permit and a licensed roofing contractor | Florida Building Code, Section 489.113 |
| Claim deadlines | 1 year to report a new claim, 18 months for a supplemental claim | Section 627.70132 |
| Contractor limits | No deductible waivers, gifts for claims or policy advice from roofers | Section 489.147 |
The 25% Roof Rule and the 2022 Change
What the rule says. The Florida Building Code has long said that no more than 25 percent of a roof, or of a roof section, can be repaired, replaced or recovered in any 12 month period unless the whole roof or section is brought up to current code. In practice, storm damage over that line usually meant a full replacement, paid for by the homeowner or the insurer.
What changed in 2022. Senate Bill 4-D added Section 553.844(5) to Florida law in May 2022. Now, if your roof was built, repaired or replaced in compliance with the 2007 Florida Building Code or later, only the portion being repaired has to meet the current code, even if that’s more than 25 percent. The rest of the roof can stay as it is.
The 2007 code took effect on March 1, 2009, so your roof’s permit date is the key fact:
| Your roof was permitted | What happens with major damage |
|---|---|
| On or after about March 1, 2009 | Only the repaired part must meet current code. The 25% rule doesn’t force a full replacement. |
| Before March 2009 | The 25% rule still applies. Repairing 25% or more of a section in 12 months means replacing that whole section to current code. |
Why it matters for claims. On an older roof, crossing the 25 percent line can turn a repair into a replacement. That’s where law and ordinance coverage comes in. Florida policies include it at 25 percent of your dwelling limit unless you turned it down in writing, and it pays the extra cost of meeting current code. Our guide to roof repair vs replacement in Florida shows how to weigh the decision.
Important: find your roof’s permit date before you decide anything. Look it up on your city or county building department’s permit search, or ask your roofer to pull it. It tells you which side of the 25% rule your roof is on and how old it is for insurance purposes.
The 15 Year Roof Rule and Your Insurance
Under Section 627.7011, in effect since 2022:
- Under 15 years old: an insurer can’t refuse to issue or renew your homeowners policy solely because of the roof’s age.
- 15 years or older: before requiring a replacement, the insurer must let you have the roof inspected by an authorized inspector, such as a licensed home inspector, building code inspector, roofing contractor, engineer or architect. If the inspection shows at least 5 years of useful life left, the insurer can’t refuse to write or renew the policy based on age alone.
Two words matter here. “Solely” means an insurer can still act on the roof’s condition, like missing shingles or worn underlayment, at any age. And the law protects your coverage, not your price, so an older roof can still raise your premium.
Watch for “new law” claims. Some 2026 articles say the 15 year rule was expanded on July 1, 2026. That came from House Bill 815 and Senate Bill 808, which would have applied the rule to more policies and added rules for flat roofs. Both bills died in committee on March 13, 2026, so the rule above is still current.
What Florida Law Requires When You Replace a Roof
A permit and a licensed roofer. Every roof replacement in Florida needs a building permit, and roofing work must be done by a licensed roofing contractor. A general contractor has to subcontract the roofing unless it holds a roofing license too. Our guide to questions to ask a roofer before hiring shows how to check a license in two minutes.
Hurricane upgrades built into the job. Under Section 553.844, a roof replacement on a single family home must include:
- A secondary water barrier, a sealed layer under the roof covering that keeps water out if the covering blows off.
- Stronger roof deck attachment, which means re-nailing or correcting the fasteners that hold the plywood to the trusses.
- Better roof-to-wall connections (straps or clips tying the roof to the walls) on homes in the wind-borne debris region with an insured value of $300,000 or more, when the work costs no more than about 15 percent of the reroof.
These upgrades are also what earn wind mitigation credits, so a new roof often lowers your windstorm premium. Our guide to the wind mitigation inspection in Florida explains each credit.
Approved products. Every roofing product must carry a Florida Product Approval. Broward is in the High Velocity Hurricane Zone, where products need a Miami-Dade approval and stricter installation rules apply.
The Notice of Commencement. For jobs over $2,500, you’ll sign this form, which is recorded with the county and starts the project under Florida’s lien law (Section 713.13).
Insurance Claim and Contractor Rules
Claim deadlines. You have 1 year from the date of the storm to report a new roof claim and 18 months for a supplemental claim. Your insurer must acknowledge the claim within 7 days and pay or deny it within 60 days (Section 627.70131).
How replacement cost policies pay. The insurer must pay at least the actual cash value up front (the roof’s value after depreciation, minus your deductible), then the rest as the work is done.
No assignment of benefits. For policies issued on or after January 1, 2023, you can’t sign your claim benefits over to a roofer.
What roofers can’t do. Under Section 489.147, a roofer can’t waive your deductible, offer gifts or cash for an inspection or a claim, or interpret your policy unless licensed as a public adjuster. If you sign a roofing contract within 180 days of a declared state of emergency, you can cancel within 10 days or by the official start date, whichever comes first.
Deposits. If a roofer takes more than 10 percent up front, it must apply for the permit within 30 days and start work within 90 days after the permit is issued (Section 489.126).
Our guide to what a roofing contract should include covers the notices every Florida roofing contract must carry.
Common Misreadings of Florida Roof Law
“Any roof with 25% damage must be replaced.” Only roofs built before the 2007 code. Newer roofs can be repaired to code in part.
“Insurers can’t touch a roof under 15 years old.” They can’t act on age alone, but they can act on condition.
“My 15 year old roof must be replaced.” Not if an authorized inspection shows at least 5 years of useful life left.
“A new law changed the roof rules in July 2026.” The 2026 bills died in committee. The 2022 rules still apply.
If your roof has storm damage, our guide on how to file a roof insurance claim in Florida walks through each step, from the deadlines to what to do if you’re underpaid.
Frequently Asked Questions
Does the 25% rule apply to tile roofs?
Yes. The rule and the 2022 change apply to every roof covering, including tile, shingle and metal. What decides it is whether the roof was built to the 2007 Florida Building Code or later, not the material.
Does Florida require a roof inspection when I sell my house?
No state law requires one. But most buyers’ insurers ask for a 4-point inspection (roof, electrical, plumbing and HVAC) on older homes, and the roof’s age and condition often decide whether the buyer can get coverage.
Can my insurer require a new roof if mine is under 15 years old?
Not because of age alone. If the roof is damaged or badly worn, the insurer can still require repairs or a replacement, or decline coverage, based on its condition.
Does a repaired section have to match the rest of my roof?
For insurance, Florida requires insurers to pay for reasonably uniform appearance when repaired items don’t match (Section 626.9744). That can matter when a discontinued tile or shingle can’t be matched.
Talk to a Licensed Roofer About Your Roof
APEX Roofing of Delray Beach is a licensed Florida roofing contractor (CCC1336203) serving Broward and Palm Beach County. Our roof inspection is always free, and we can help you find your roof’s permit date and what the law means for your roof. Every new roof is backed by our lifetime workmanship warranty. Learn more about our roofing services, request a free online roofing estimate or call us at 561.414.2909.
