A roof replacement in South Florida usually starts at about $6 to $7 per square foot for asphalt shingles, $10 to $11 for concrete or clay tile, $11 to $12 for standing seam metal and $6.50 to $7.50 for a flat roof. On a typical 2,500 to 3,000 square foot roof, that’s roughly $15,000 to $21,000 for shingles, $25,000 to $33,000 for tile and $27,500 to $36,000 for metal.
Your price depends on your roof’s real size, the material, and what the estimate includes, especially the wood under the old roof. Broward homes usually land toward the top of each range because of the stricter hurricane zone rules. The guide below shows how to size your roof, what pushes the price up or down, what a complete estimate should include and how to pay for it.
Roof Replacement Cost in Florida by Material
These are starting ranges for a full replacement in Broward and Palm Beach County. Every roof needs an on-site estimate before you get a firm price.
| Roof type | Installed price per sq ft | Typical roof of 2,500 to 3,000 sq ft |
|---|---|---|
| Asphalt shingle | $6 to $7 | About $15,000 to $21,000 |
| Concrete or clay tile | $10 to $11 | About $25,000 to $33,000 |
| Standing seam metal | $11 to $12 | About $27,500 to $36,000 |
| Flat (modified bitumen) | $6.50 to $7.50 | Depends on the size of the flat area |
Shingles cost the least up front and usually last 15 to 20 years in South Florida. Tile costs more, but the tiles themselves can last 40 years or more, and the job is mostly about the underlayment beneath them. Standing seam metal is the most expensive to install and lasts the longest, and it holds up well to wind. Residential flat roofs here are usually modified bitumen applied directly to the deck.
Online averages often look lower than this. Many are national numbers, or they price a 2,000 square foot home rather than a 2,000 square foot roof, which isn’t the same thing.
How to Estimate Your Roof’s Size
Roofers price by the square foot of roof, not the square foot of your house. The roof is almost always bigger than the floor plan.
Three things make it bigger. The roof covers the garage and covered patios, which aren’t in your living area. It hangs past the walls at the overhangs. And a sloped roof has more surface than the flat footprint under it.
Here’s a rough example for a single-story home:
- Living area of 2,000 square feet, plus a 400 square foot garage, gives a 2,400 square foot footprint.
- Add about 10 percent for overhangs, and you’re near 2,640 square feet.
- Add about 10 percent for a moderate slope, and the roof comes to roughly 2,900 square feet.
That’s why a 2,000 square foot house often needs close to 3,000 square feet of roofing. You may also see the word square on an estimate. One roofing square is 100 square feet of roof, so a 29 square roof is about 2,900 square feet.
What Drives the Price Up or Down
Two roofs of the same size can still be priced very differently. These are the biggest reasons:
- Roof shape and slope. Steep roofs, many hips and valleys, dormers and skylights take more time and more flashing.
- Tear-off. Removing more than one old layer, or heavy tile, adds labor and disposal.
- Wood repair. Rotted plywood under the old roof has to be replaced. Some roofers include a few sheets and bill every extra one. At APEX Roofing of Delray Beach, every compromised sheet of decking under a shingle, tile or metal roof is included in the price.
- Hurricane zone rules. Broward is in the High Velocity Hurricane Zone, which requires Miami-Dade approved products and stricter installation and inspections. Palm Beach County has its own high wind requirements.
- Underlayment. A self-adhering membrane costs more than basic felt, but it protects your home if the roof covering blows off and can earn a wind mitigation discount.
- Flashing, vents, fascia and gutters. New metal edges, vents and pipe boots belong in a full replacement. Rotted fascia boards and new gutters add to the total.
- Solar panels and skylights. Solar panels have to be taken off and put back on, which adds a separate cost, and old skylights are often best replaced while the roof is open.
- Timing. After a big hurricane, demand spikes and schedules fill up. Planning a replacement in the drier months, roughly October to April, usually means easier scheduling and fewer weather delays.
What a Complete Estimate Should Include
A good estimate lets you see exactly what you’re paying for. Before you compare prices, make sure every quote lists:
- Tear-off and disposal of the old roof, including how many layers
- How rotted wood is handled: included, or priced per sheet with a cap
- Deck re-nailing to current code
- The underlayment by name
- The roof covering by brand, product line, color and product approval number
- New flashing, drip edge, vents and pipe boots
- The permit and inspection fees
- The workmanship warranty and the manufacturer warranty
- A payment schedule tied to finished stages of the job
Free download: Roofing quote comparison worksheet (spreadsheet). Enter each quote line by line, and it adds up the totals so you can compare them fairly.
Important: the cheapest quote often leaves something out. A low price usually means fewer wood sheets included, a cheaper underlayment, reused flashing or no permit fee on the page. Compare what’s included first, then compare the totals.
Ways to Pay for a New Roof
A new roof is a big expense, but you may not have to cover all of it at once.
Insurance. If a covered storm damaged the roof, your policy may pay for the repair or replacement, minus your deductible. Insurance doesn’t pay for normal wear and age. For hurricane damage, your hurricane deductible applies, often 2 or 5 percent of your dwelling coverage. Our guide to what to do after storm damage to your roof explains how that works.
Financing. Many homeowners spread the cost over monthly payments. See our financing page for current options.
My Safe Florida Home grants. The state program offers free wind mitigation inspections and, for eligible homesteaded homeowners, matching grants of up to $10,000 for upgrades that include roof improvements. Funding comes in rounds, so check eligibility on the program site before you count on it.
Insurance savings. A new roof can raise your wind mitigation score, and that discount keeps paying back every year. Our guide to the wind mitigation inspection in Florida explains how to get credit for it.
If you’re still choosing a material, our guide to the best roofing material for Florida compares shingle, tile and metal on cost, lifespan and wind performance. And before you sign with anyone, run through the questions to ask a roofer before hiring.
Frequently Asked Questions
How much does a tile roof replacement cost in Florida?
Tile usually starts around $10 to $11 per square foot installed, or roughly $25,000 to $33,000 on a 2,500 to 3,000 square foot roof. Clay costs more than concrete, and special profiles or colors can raise the price further.
Can I replace my roof in stages to spread out the cost?
It’s rarely a good idea. Each stage needs its own permit and labor, the new and old sections may not match, and Florida’s 25 percent rule can require a whole section to meet current code anyway. Financing usually costs less than doing the job twice.
Is it worth replacing my roof before I sell my house?
Often, yes, if the roof is old. Buyers with a mortgage need homeowners insurance to close, and an older roof can make insurance hard or expensive to get. A new roof removes that problem and can make the home easier to sell.
How long will a new roof last for the money?
In South Florida, expect about 15 to 20 years from shingles, 40 years or more from tile with the underlayment as the weak point, and 40 years or more from standing seam metal. Our guide to roof repair vs replacement shows how to compare cost per year of roof life.
Get a Clear Price for Your Roof
APEX Roofing of Delray Beach is a licensed Florida roofing contractor (CCC1336203) serving Broward and Palm Beach County, and all compromised decking under shingle, tile and metal roofs is included in our price. Request a free online roofing estimate or call us at 561.414.2909.
