The roof replacement process in Florida has three parts: getting ready (inspection, contract and permit), the work on your roof (tear-off, deck repair, dry-in and the new roof), and closing out (city inspections, cleanup and paperwork). The work on the roof itself usually takes 1 to 3 days for shingles, 3 to 7 days for metal and 1 to 3 weeks for tile.
From signing the contract to final approval, most Broward and Palm Beach homeowners should plan on 3 to 8 weeks, mostly because of permits and inspections. You don’t need to be home, but you’ll want to prepare the house and yard. The guide below walks through each stage in the order it happens, so you know what to expect every step of the way.
Roof Replacement Timeline at a Glance
Here’s the whole process in one view, with typical timing for a single-family home in South Florida.
| Stage | What happens | Typical time |
|---|---|---|
| 1. Inspection and estimate | A roofer inspects the roof and attic and gives you a written estimate | 1 visit, estimate in 1 to 3 days |
| 2. Contract | You choose the material and color and sign | Your decision time |
| 3. Permit | The roofer applies for the building permit and files the Notice of Commencement | About 1 to 4 weeks |
| 4. Material delivery | Materials are dropped off, often on the roof or driveway | 1 day |
| 5. Tear-off and deck repair | The old roof comes off down to the wood, and damaged wood is replaced | 1 to 2 days |
| 6. Dry-in and installation | Underlayment goes on, the city inspects, then the new roof is installed | Shingle 1 to 3 days, metal 3 to 7 days, tile 1 to 3 weeks |
| 7. Final inspection and closeout | The city signs off, the site is cleaned and you get your paperwork | A few days to 2 weeks |
Tile takes the longest because each tile is set by hand with foam adhesive or mortar, and tile roofs often need a separate delivery day to load the tiles onto the roof. Weather matters too. South Florida’s afternoon storms in summer can stop work for the day, and during a busy hurricane season, permit offices and material suppliers slow down.
Before Work Starts: Inspection, Contract and Permit
Most of the waiting happens before anyone climbs on your roof.
- Inspection and estimate. A good roofer checks the roof covering, the flashing (the metal that seals edges, walls and vents), the attic and the ventilation. The estimate should list the material, the underlayment, how damaged wood will be handled and who pulls the permit. Pay close attention to the wood. Many estimates include only a few sheets of plywood and charge extra for the rest, which is how a fair price turns into a surprise bill. Compare at least two written estimates.
- Contract. In Florida, contracts over $2,500 must include notices about the state’s lien law (which protects you from being billed by unpaid suppliers) and the Construction Industries Recovery Fund. Read the payment schedule before you sign.
- Permit. Every roof replacement in Florida needs a building permit, and your roofer normally applies for it. For jobs over $2,500, a Notice of Commencement (a form filed with the county that officially starts the project) is also recorded. Florida law requires the homeowner to sign it, so expect your roofer to bring it to you. In Broward, which is inside the High Velocity Hurricane Zone, every roofing product needs a Miami-Dade approval. In Palm Beach County, products need Florida Product Approval.
- Get your home ready. A day or two before work starts, move cars out of the driveway, take patio furniture and grills away from the walls, take down wall hangings near the roof, and plan for pets on tear-off day. Our guide on how to prepare for a roof replacement has the full checklist.
What Happens During the Roof Replacement
Once the permit is issued, the work on the roof follows the same order on almost every Florida home.
Crews usually start early in the morning to get ahead of the midday heat and the afternoon storms. Expect trucks in front of the house, a dumpster or trailer in the driveway and a lot of noise on the first day or two. After tear-off, the work gets quieter.
- Tear-off. The crew removes the old roof down to the wood deck (the plywood or boards the roof is built on). It’s the loudest and messiest day. Expect hammering from early morning, and keep kids and pets away from the sides of the house.
- Deck inspection and repair. With the old roof off, the crew can see the deck. Soft, rotted or water-stained wood gets replaced. At APEX Roofing of Delray Beach, every compromised sheet of decking under a shingle, tile or metal roof is replaced as part of the job, not billed later as a surprise. For most homes, Florida code also requires the deck to be re-nailed to current wind standards.
- Dry-in. The crew installs the underlayment, the waterproof layer that goes under the shingles, tile or metal. In South Florida this is usually a self-adhering membrane that also works as a secondary water barrier. Once it’s on, your home is protected from rain even before the new roof is finished.
- In-progress inspection. Building departments in Broward and Palm Beach usually inspect the roof during the job, often after the dry-in and before the roof covering goes on. The crew can’t continue until it passes.
- Flashing, edges and vents. New drip edge (the metal strip along the roof edge), flashing and roof vents are installed so water has nowhere to get in.
- New roof covering. Shingles are nailed in overlapping rows, starting at the bottom edge. Metal panels are fastened along their seams, often after the crew measures and cuts them to fit. Tiles are loaded onto the roof in stacks, then set one by one with foam adhesive or mortar, which is why tile takes the longest. Ridge caps finish the peaks.
- Cleanup. Old materials go into the dumpster, and the crew should run a magnet over the yard and driveway to pick up loose nails.
Important: ask to see the deck before it’s covered. Rotted wood and nailing problems are hidden forever once the underlayment goes on. Ask your roofer to photograph the bare deck, any wood that was replaced and the new nailing. Those photos also help your next wind mitigation inspection, since Florida’s updated form now requires proof for every rated feature.
After the Roof Is Finished
The job isn’t done until the city signs off.
Your roofer schedules the final inspection, and the building department approves the finished roof and closes the permit. Walk the property with the roofer before they leave, and check the gutters, the yard and the driveway for leftover nails and debris.
Before you make the final payment, make sure you have:
- The passed final inspection and a closed permit
- Your manufacturer warranty and your roofer’s workmanship warranty, in writing
- A final lien release (a signed statement that the roofer and suppliers have been paid, so no one can put a lien on your home)
- Photos of the deck, underlayment and finished roof
- The product approval numbers for your new roof
After the first heavy rain, take a flashlight into the attic and look for new stains or damp spots, and check your ceilings. A new roof shouldn’t leak. If something shows up, call your roofer right away while the workmanship warranty is fresh and the crew still remembers the job.
Keep all of your paperwork together. Your insurer will want the permit and the product approvals. A new roof is also the best time to get a fresh wind mitigation inspection, which can lower your premium. Our guide to the wind mitigation inspection in Florida explains how.
If you’re getting ready for a new roof, our guide on how to prepare for a roof replacement covers everything to do inside and outside the house the week before. And if you’re still comparing prices, see what a roof replacement costs in Florida.
Frequently Asked Questions
Do I need to be home during the roof replacement?
No. Most homeowners aren’t. The crew needs access to the outside, the driveway and power outlets, and sometimes the attic. It helps to be there at the start of tear-off day and for the final walkthrough.
What happens if it rains in the middle of the job?
A good crew only tears off what it can dry in the same day. Once the underlayment is on, your home is protected from rain. If a storm pops up during tear-off, the crew covers any open areas with tarps until they can finish.
Can I stay in my house with pets and kids during the work?
Yes. You can live at home the whole time. Tear-off days are loud, and nails and debris can fall near the walls, so keep kids and pets inside or away from the house, and consider a quiet place for anxious pets.
Should I tell my insurance company about the new roof?
Yes. Send your agent the closed permit and the product approvals once the job is done. A newer roof can help with renewals, and a new wind mitigation report may lower your premium.
Plan Your Roof Replacement
APEX Roofing of Delray Beach is a licensed Florida roofing contractor (CCC1336203) serving Broward and Palm Beach County. Learn more about our roofing services, request a free online roofing estimate or call us at 561.414.2909.
