Roofing · Miami-Dade · Broward · Palm Beach
Roof Replacement in South Florida
Shingle, tile, and metal — NOA-certified for South Florida's code. Permits pulled on every job. Wind mitigation report included after every permitted installation.
Repair vs. Replace
When Patching Stops Making Financial Sense
South Florida roofs age faster than the national average. UV exposure, heat cycling, salt air, and hurricane seasons take years off the lifespan of most materials. A shingle roof that lasts 25 years in Ohio lasts 12–18 here. That's not a complaint — it's just what the climate does to materials that weren't designed for it.
The question isn't always “is it leaking?” Sometimes the more pressing question is whether your insurer will renew your policy next year.
- —Shingle roof over 15 years old with granule loss or curling
- —Insurance non-renewal notice due to roof age or condition
- —Multiple active leaks in different areas of the home
- —Sagging sections or soft spots in the decking
- —Widespread cracked or missing tile — not isolated spots
- —Repairs already exceeding 25% of the roof area this year
- —Storm damage affecting more than a third of the surface
Florida Building Code
The Rule That Turns Repairs Into Replacements
Under Florida building code, if repairs to a roof exceed 25% of the total roof area within any 12-month period, the entire roof must be brought up to current code. In practice, that usually means full replacement.
Homeowners often hit this limit mid-repair without realizing it. A contractor patches one section, finds another, patches that — and suddenly you're past the threshold. Now you're legally required to replace the whole roof, and you've already spent several thousand dollars on patches that don't count toward it. We check the full picture before recommending anything.
Material Options
Choosing the Right Material for Your Home
Every complete job includes tear-off, new underlayment, new material, all flashing replaced, and permit. Call for a written estimate — no surprises, no partial quotes.
| Material | Lifespan in S. Florida |
|---|---|
| Asphalt Shingle | 12–18 years |
| Concrete / Clay Tile | 25–40 years |
| Metal — Standing Seam | 40–70 years |
| Metal — Exposed Fastener | 25–40 years |
| Flat / TPO / Modified Bitumen | 15–25 years |
Pricing depends on material, roof size, pitch, and current decking condition. Call for a free written estimate: (786) 983-7928.
What Holds Up Here
Choosing the Right Material for South Florida
Standing seam metalis the strongest performer in this climate. It handles 140+ mph winds, reflects heat instead of absorbing it, doesn't absorb moisture, and lasts 40–70 years with minimal maintenance. Higher upfront cost. Usually the lowest cost over the life of the home. (We say “usually” because nobody knows what the next 50 hurricane seasons look like. We're contractors, not meteorologists.)
Concrete and clay tile is the classic choice across South Florida — durable, wind-resistant, and well-suited to the Mediterranean and Spanish-colonial styles common in Miami-Dade, Coral Springs, and Boca Raton. Tile is heavy, so older homes occasionally need a structural check before installation.
Asphalt shingleis the most affordable option and meets HVHZ standards when NOA-certified products are used. Realistic lifespan here: 12–18 years. Reasonable for a rental property or a home you're planning to sell. Not what we'd choose for a home we were planning to stay in for 20 years — but that's your call to make, not ours.
How It Works
From First Call to Final Sign-Off
Six steps. We handle the permits, inspections, and the wind mitigation report your insurer needs to re-rate your policy.
Free Inspection & Written Estimate
We inspect the full roof — not just the obvious damage. Decking, flashing, soffits, and attic conditions all get checked. You get a written estimate with material options and pricing before any decision.
Material Selection
We walk you through the options that make sense for your home's structure, budget, and HOA requirements. No upsell toward the most expensive option. Just what performs.
Permit Pull
We handle the permit. Miami-Dade: 3–6 weeks for approval. Broward and Palm Beach: 1–3 weeks. No permit means no inspection, no protection, and a problem at resale. We don't skip it.
Tear-Off & Decking Check
Old material comes off. We inspect the decking underneath for soft or damaged boards. Any compromised wood gets replaced before the new system goes on — not left under fresh shingles.
Installation
New underlayment, new material, all flashing replaced. Shingle jobs typically take 1–3 days. Tile and metal: 4–10 days depending on complexity and roof pitch.
Inspection & Wind Mitigation Report
The county inspector signs off on the completed work. We then prepare your wind mitigation report — the document your insurer needs to re-rate your wind coverage and apply hurricane discounts.
Permits & Local Codes
What to Expect by County
All three counties require a permit for a full roof replacement. Processing timelines vary — plan accordingly.
Miami-Dade County
3–6 weeks
Strictest standards in Florida. All products must carry a Miami-Dade Notice of Acceptance (NOA). Self-adhering underlayment is mandatory. Budget the longest permit lead time here.
Broward County
1–3 weeks
Also designated High Velocity Hurricane Zone — NOA required on all materials. Permit processing is faster than Miami-Dade. Same material standards, shorter wait.
Palm Beach County
1–3 weeks
Most of the county is not HVHZ, though southern municipalities may have additional requirements. Florida Building Code standard applies. Fastest permit processing of the three counties.
We pull every permit — no exceptions. A contractor who skips the permit is operating illegally and shifting that liability to you, including insurance and resale complications.
Insurance
One of the Few Home Projects Your Insurer Actually Rewards
After every permitted installation, we prepare a wind mitigation report. This document tells your insurer exactly what was installed — underlayment type, fastening pattern, hip vs. gable design — and qualifies you for wind coverage discounts. South Florida homeowners routinely see meaningful annual savings after a wind mitigation re-rate.
There's also a harder reality: many Florida insurers now non-renew policies on homes with roofs over 15 years old, regardless of visible damage. If you receive a non-renewal notice, you're on their timeline, not yours. A planned replacement before that deadline gives you control over materials, contractor selection, and scheduling — instead of scrambling when coverage has already lapsed.
After the new roof passes county inspection, call your insurer and request a wind mitigation re-rate. Ask specifically about discounts for secondary water barrier, hip roof design, and the specific product installed. The conversation takes 10 minutes. The savings show up every year for the life of the roof.
Need a free inspection?
We cover all of Miami-Dade, Broward, and Palm Beach County. Same-day response, Monday through Saturday.
(786) 983-7928Common Questions
Frequently Asked Questions
How much does a full roof replacement cost in South Florida?
Pricing depends on material choice, roof size, pitch, and current decking condition. Call us for a free written estimate after inspection — we'll give you an all-in number with no surprises.
Do I need a permit to replace a roof in Miami-Dade, Broward, or Palm Beach?
Yes — all three counties require a permit. Miami-Dade typically takes 3–6 weeks to process. Broward and Palm Beach County average 1–3 weeks. Any contractor who offers to skip the permit is putting you at risk: unpermitted roofing can void insurance claims and create problems when you sell. We pull permits on every job.
What is the 25% Rule in Florida roofing?
Florida building code states that if roof repairs exceed 25% of the total roof area within any 12-month period, the entire roof must be brought up to current code — which typically means full replacement. Homeowners often hit this limit mid-repair without realizing it. A thorough inspection before any repair work begins helps you understand the full scope before committing.
What is a Miami-Dade NOA and why does it matter?
A Notice of Acceptance (NOA) is Miami-Dade County's certification that a roofing material has been tested for High Velocity Hurricane Zone conditions. Any product installed in Miami-Dade or Broward must carry a valid NOA. Without it, the installation is not code-compliant and your insurer has grounds to deny claims.
How long does a new roof last in South Florida?
Shorter than the national average in most cases. Shingles: 12–18 years (vs. 20–30 in the north). Tile: 25–40 years. Metal: 40–70 years. UV exposure, heat cycling, salt air near the coast, and hurricane seasons all shorten lifespan compared to cooler, drier climates.
Will a new roof lower my homeowner's insurance?
In most cases, yes — sometimes significantly. Florida insurers grant wind coverage discounts for newer roofs with secondary water barriers and hip-roof designs. After we complete the job, we provide a wind mitigation report. Take it to your insurer and request a re-rate — many South Florida homeowners see meaningful annual savings after a re-rate.
My roof isn't leaking. Do I still need to replace it?
Possibly. Many Florida insurers now non-renew policies on roofs over 15–20 years old, regardless of visible damage. If you receive a non-renewal notice, you're being put on someone else's timeline. A planned replacement before that deadline gives you control over timing, materials, and contractor selection — instead of scrambling to find anyone available.
When is the best time to replace a roof in South Florida?
October through April — outside hurricane season. Crews are available, permit offices operate at normal speed, and you're not competing with storm-damage jobs for scheduling. Starting in May or June means longer lead times and tighter contractor availability.
Get a Free Roof Inspection
We inspect the whole roof — not just the part you called about. You get an honest assessment and a written estimate with no obligation.
If your roof has 8 years left in it, we'll tell you that. We'd rather earn your trust now than your business on work you don't need yet.
Call (786) 983-7928