Roof Repair vs. Replacement in Florida: How to Decide After a Storm

Last updated: September 24, 2025

Estimated reading time: 11 minutes

Key Takeaways

The decision to repair or replace depends on damage extent, roof age, and Florida Building Code requirements; a professional inspection is essential for a definitive answer.
If damage exceeds 25% of the roof area within 12 months, the FBC may require a full replacement for code compliance.
Older roofs nearing end-of-life (e.g., asphalt shingles 15–20+ years) and roofs with hidden damage (soft decking, recurring leaks) are usually better candidates for replacement.
Insurance coverage, exclusions, and manufacturer warranties can significantly affect your out-of-pocket costs and final decision.
Repairs are cheaper upfront, but a new roof can deliver long-term value via better protection, energy efficiency, and resale value.

What You Need to Know First

Deciding whether to repair or replace your roof involves weighing the upfront cost against the long-term health of your entire roofing system. Minor, isolated damage on a relatively new roof can often be repaired, but widespread damage, multiple leaks, or an aging system typically makes replacement the more cost-effective and safer choice.

A professional inspection is the only way to get a definitive answer.

Homeowner’s Initial Assessment Checklist

Use this list to check for obvious signs of damage from the ground. Never get on a potentially damaged roof yourself.

Walk Your Property: Look for fallen shingles or pieces of tile in your yard or on your driveway.
Use Binoculars: Scan your roof from the ground. Look for missing, cracked, or curled shingles; dented metal panels; or slipped tiles.
Check Gutters and Downspouts: Look for an accumulation of asphalt granules, which resemble coarse, dark sand. This indicates significant shingle wear.
Inspect Vents and Flashing: Look for any visible damage, lifting, or dents around chimneys, pipes, and roof vents.
Look for Interior Leaks: Check your attic and ceilings for water stains, active drips, or areas where daylight is visible through the roof.
Note Clogged Vents: Check soffit vents for blockages from debris, as this can affect attic ventilation and heat buildup.
Document Everything: Take photos and videos of any damage you find before any work is done. This is crucial for insurance claims.

How It Works: The Post-Storm Assessment Process

After a storm, a professional evaluation follows a clear, structured process to ensure nothing is missed. This systematic approach protects your home and provides the documentation needed for insurance.

Emergency Mitigation (If Needed): The immediate first step is to stop any active leaks to prevent further interior damage. A professional roofer can apply temporary tarping or other measures as a short-term fix while a full assessment is planned. This is often required by insurance carriers to show you’ve mitigated damages.
Professional Inspection: A certified roofing inspector will safely access your roof to perform a comprehensive analysis. They will check for the obvious (missing shingles) and the hidden (soft decking, damaged underlayment, compromised flashing). This process typically takes 1–2 hours.
Damage Assessment & Recommendation: The inspector will document their findings with photos and detailed notes. Based on the roof’s age, material type, and the extent of the damage, they will recommend either a targeted repair or a full replacement, explaining the reasons for their conclusion.
Detailed Estimate & Scope of Work: You will receive a written estimate that outlines the full scope of the proposed work, including materials, labor, permit fees, and cleanup. For a replacement, this will specify the type of shingles or metal, underlayment, ventilation, and warranty options.
Material Selection & Scheduling: Once you approve the estimate, you’ll select your materials and colors. The roofing company will then order the materials and schedule the project, coordinating with you on a start date.
Installation: The roofing team will execute the project. A repair might take a few hours, while a full replacement on a typical home in a Tampa neighborhood like Carrollwood or Westchase might take 2–5 days, depending on weather and complexity. The crew will tear off the old roof, replace any damaged decking, install new underlayment and roofing material, and ensure all vents and flashing are properly sealed.
Cleanup and Final Inspection: A reputable company will meticulously clean the site, using magnetic rollers to pick up stray nails. A project manager will then conduct a final walkthrough with you to ensure the work meets your satisfaction and industry standards.
Warranty & Registration: Upon final payment, you will receive copies of your material and workmanship warranties. The contractor should register the material warranty with the manufacturer on your behalf to ensure it is valid.

How Much Do Roof Repairs and Replacements Cost in Florida?

The cost of roofing work in Florida depends heavily on the material, the size and complexity of your roof, and the extent of the damage. A simple repair for a few blown-off shingles might cost a few hundred dollars, while a full replacement is a significant investment.

Key factors that influence price include:

Roof Size and Pitch: Larger, steeper roofs require more materials and safety equipment, increasing costs.
Material Choice: Architectural shingles are common, but premium options like standing-seam metal or concrete tile cost significantly more.
Underlying Damage: If the inspection reveals rotted or soft decking, those wood panels will need to be replaced at an additional cost per sheet.
Code Upgrades: Bringing your roof up to the latest Florida Building Code may require new underlayment, fasteners, or ventilation, impacting the total price.

Material & Warranty Comparison

Material	Wind Rating (Typical)	Impact Class (Optional)	Typical Warranty	Typical Cost Range (Installed)
Architectural Shingles	110-130 mph (ASTM D3161 Class F)	Class 3 or 4 (UL 2218)	25-50 Years (Prorated)	$4.50 – $7.50 / sq. ft.
Standing-Seam Metal	140+ mph	Class 4 (UL 2218)	40-50 Years	$9.00 – $16.00 / sq. ft.
Concrete/Clay Tile	150+ mph	Class 3 or 4 (UL 2218)	50+ Years / “Lifetime”	$12.00 – $25.00 / sq. ft.

Sources: GAF, Owens Corning, FEMA. Costs are estimates for 2024 and vary by location and contractor.

A material warranty is provided by the manufacturer and covers defects in the roofing products themselves. A workmanship warranty is provided by the contractor and covers errors in installation. Be sure you get both in writing. “Lifetime” warranties are typically prorated after an initial period and may not be fully transferable; verify the exact terms with the manufacturer.

What are the Local Roofing Codes and Considerations in Florida?

Florida’s weather demands some of the most stringent roofing codes in the nation, especially within the High-Velocity Hurricane Zone (HVHZ) of Miami-Dade and Broward counties. However, areas like Tampa Bay in Hillsborough and Pinellas counties also have strict requirements homeowners must follow.

The most critical regulation is the Florida Building Code (FBC), 8th Edition, which states that if more than 25% of a roofing system is repaired, replaced, or recovered within any 12-month period, the entire roofing system must be brought into compliance with the current code.

Key Florida Roofing Requirements

Permitting: A building permit is required for most roof replacements and substantial repairs. Your licensed contractor is responsible for pulling the permit from your local authority, such as the Hillsborough County Building Services or the City of Tampa Construction Services.
Underlayment: The FBC mandates a sealed secondary water barrier, often a self-adhering “peel-and-stick” underlayment, across the entire roof deck on many homes. This provides crucial protection if the primary roofing material is blown off.
Nailing and Fastening: The code specifies the type, size, and pattern of nails or fasteners required to meet wind-load requirements. This is a common focus of post-installation inspections.
Common Roof Types in Tampa Bay: You’ll see a wide variety of roofing in the area. Historic neighborhoods like Hyde Park and Seminole Heights feature classic bungalows with asphalt shingles, while coastal homes in St. Petersburg and Clearwater often use durable metal or traditional tile to withstand the salt air and high winds.

Always use a licensed and insured Florida roofing contractor who understands these local codes. Failure to comply can result in failed inspections, costly rework, and potential issues with your homeowners insurance.

When NOT to Repair Your Roof: Common Mistakes to Avoid

Opting for a quick fix can sometimes lead to bigger, more expensive problems down the road. It’s crucial to recognize the red flags that indicate a repair is not the right solution.

Do not opt for a simple repair if:

Your Roof Has Multiple Leaks: Leaks in different areas suggest a systemic failure of the underlayment or the roofing material itself, not an isolated issue.
Your Shingles Show Widespread Granule Loss: A gutter full of granules means the protective layer of your shingles has worn away, leaving them brittle and vulnerable to UV degradation and moisture.
The Roof Decking is Soft or Spongy: If the wood decking underneath the shingles feels soft when walked on (by a professional), it indicates moisture has penetrated the roof and caused rot. Patching the shingles on top will not solve this structural problem.
You Are Planning to Sell Your Home Soon: A new roof is a major selling point with a strong return on investment. A patched, aging roof can be a deal-breaker for potential buyers and may be flagged by a home inspector.
The Repair Would Violate the 25% Rule: If the damaged area is significant, attempting a repair could violate the Florida Building Code and create problems with your permit and insurance.
The Shingles are Mismatched or Discontinued: A repair may not be possible if the original shingles are no longer manufactured, leading to a visible patch that detracts from your home’s curb appeal and value.

One of the biggest mistakes is hiring an unlicensed or “storm chaser” contractor who offers a low price for a quick patch. These jobs often use substandard materials, ignore code requirements, and come with no meaningful warranty, leaving you exposed during the next storm.

Navigating Insurance & Storm Damage Claims

Dealing with insurance can be one of the most stressful parts of storm recovery. Understanding the process can help you advocate for a fair and complete settlement. Here is a simplified path for a typical storm damage claim.

Document Damage & Mitigate Leaks: Before calling your insurer, take photos and videos of all visible damage inside and out. If you have an active leak, call a professional roofer to perform an emergency tarping. Keep receipts, as this is often reimbursable.
Verify Your Coverage: Review your policy or call your agent to understand your hurricane or windstorm deductible, what’s covered, and your deadline for filing a claim.
File Your Claim: Contact your insurance company to formally open a claim. You will be assigned a claim number and an adjuster.
Schedule the Adjuster Visit: The insurance adjuster will schedule a time to inspect the damage. It is highly recommended to have your chosen roofing contractor present during this visit to ensure all damage is identified and professionally assessed.
Review the Scope of Loss: The adjuster will provide a report, often called a “Scope of Loss,” detailing what they believe is damaged and the estimated cost of repair.
Handle Supplements: If your contractor finds that the adjuster’s scope is incomplete or has missed critical items (like code-required upgrades or damaged flashing), they will submit a “supplement” to the insurance company with supporting documentation to ask for the additional funds.
Complete Repairs: Once the scope and price are agreed upon, you can authorize the contractor to begin the work.
Recover Depreciation: Most policies are “Actual Cash Value” (ACV) upfront, meaning you get a check for the depreciated value of your old roof. Once the work is complete and you provide a final invoice, the insurer releases the remaining funds, known as “Recoverable Depreciation.”

Checklist: Verifying Your Insurance Coverage

What is my hurricane/named storm/wind & hail deductible? (This is often a percentage of your home’s insured value, not a flat dollar amount).
Does my policy cover code upgrades? (e.g., bringing the roof up to the current FBC).
Is my roof covered for Replacement Cost Value (RCV) or Actual Cash Value (ACV)?
Are there any exclusions for the age or type of my roof?
Do I need to use a specific contractor from a network?
What is the deadline for filing a claim after a storm event?
Does my policy cover damage from fallen trees or wind-driven rain?

Disclaimer: This information is for educational purposes only and is not legal or insurance advice. You must verify all coverage details and procedures directly with your insurance carrier.

Why Choose a Certified Professional?

After a storm, your roof is your home’s first line of defense. The quality of its repair or replacement depends entirely on the skill and integrity of the team you hire. At ShingleMasters Roofing, we build every roof to withstand Florida’s toughest weather.

Our process is designed for your peace of mind. We start with a thorough, no-obligation inspection to give you a clear and honest assessment. We document everything, providing you with the evidence you need for your insurance claim and helping you understand your options.

Here’s what sets ShingleMasters apart:

Manufacturer Certified Installers: Our teams are factory-trained and certified by leading manufacturers. This allows us to offer the best-in-class, lifetime-warranty options that non-certified roofers cannot.
Code Compliance Experts: We are experts in the Florida Building Code. We ensure every roof we install meets or exceeds all local and state requirements, so your project will pass inspection the first time.
Impeccable Safety Standards: We maintain a safe and clean job site, with rigorous protocols to protect your family, your property, and our crew.
Clear Communication: From the initial estimate to the final walkthrough, you will have a dedicated project manager keeping you informed every step of the way.
Comprehensive Cleanup: We respect your property. Our commitment includes a thorough cleanup process, including using magnetic sweeps to find and remove stray nails from your lawn and driveway.
Flexible Financing: We offer a range of financing options to help make your necessary roof replacement affordable and manageable for your budget.

Explore our roof replacement services or learn more about our storm damage repair process to see how we can help protect your home.

Glossary of Roofing Terms

Underlayment: A water-resistant barrier installed directly onto the roof deck, beneath the primary roofing material (shingles, tile, metal). In Florida, this is often a self-adhering “peel-and-stick” membrane.
Ridge Vent: An exhaust vent installed along the peak (ridge) of a roof that allows warm, moist air to escape from the attic, crucial for ventilation and energy efficiency.
Class 4 Impact Rating: The highest rating for roofing materials under the UL 2218 standard, certifying that a material can withstand the impact of a 2-inch steel ball dropped from 20 feet without splitting or tearing.
Ice & Water Shield: A type of self-adhering underlayment designed to protect against water penetration from wind-driven rain or ice dams (more common in northern climates). It’s typically installed in valleys and around roof penetrations.
O&P (Overhead and Profit): A line item often included in insurance claim estimates to cover a general contractor’s business operating costs and profit margin. It is typically 10% for overhead and 10% for profit.
Decking: The layer of wood, typically plywood or OSB, that serves as the structural base of the roof, to which the underlayment and roofing materials are attached.
Flashing: Pieces of metal used to prevent water intrusion at joints or intersections of the roof, such as around chimneys, vents, and in valleys.

Ready for a Professional Opinion?

The aftermath of a storm is no time for guesswork. An undetected leak or compromised roof structure can lead to thousands of dollars in damage to your home’s interior and foundation.

Let the certified experts at ShingleMasters Roofing provide you with a clear, honest, and comprehensive assessment of your roof’s condition. We’ll give you the information you need to make a confident decision that protects your family and your most valuable asset.

Schedule your free, no-obligation storm damage assessment today.

If You Only Do 3 Things…

Document Everything: Take photos of any visible damage from the ground and any leaks inside your home.
Review Your Insurance Policy: Find your policy documents and understand your hurricane deductible before you call to file a claim.
Call a Licensed Professional: Do not climb on your roof. Contact a certified, insured Florida roofing contractor for a safe and thorough inspection.

Sources

Frequently Asked Questions

How long does a roof replacement take?

A typical roof replacement on a standard-sized home in Florida usually takes 2 to 5 days. The timeline can be affected by the size and complexity of the roof, the type of material being installed, and unpredictable weather delays. Your project manager should provide a clear timeline before work begins.

Is a Class 4 impact-rated shingle worth the extra cost in Florida?

A Class 4 shingle is the highest impact rating (UL 2218) and is designed to withstand hail up to 2 inches in diameter. While Florida is better known for wind and rain, hail storms are not uncommon. A Class 4 shingle can provide superior protection and may qualify you for a discount on your homeowners insurance premium; verify this with your carrier.

Can I just repair my roof instead of replacing it to save money?

You can repair your roof if the damage is isolated, the roof is relatively new, and the underlying decking is sound. However, if the roof is old, has multiple leaks, or has widespread damage, a replacement is often the more cost-effective solution in the long run, preventing repeated repair costs and more severe water damage.

How do I know if my roof decking is damaged?

Damaged decking often feels soft or spongy underfoot, which is why a professional inspection is essential. From inside your attic, you might see water stains, discoloration, or sagging in the wood. During a full replacement, the roofing crew will remove all shingles and underlayment to inspect the decking directly and replace any compromised sections.

Will my homeowners insurance cover a full roof replacement?

Your insurance will likely cover a replacement if the damage was caused by a covered peril (like a hurricane) and is severe enough to warrant it. However, if the roof is old or poorly maintained, the insurer may only cover the depreciated value (ACV) or deny the claim altogether. Coverage varies widely, so always check your specific policy.

What is the 25% Rule in the Florida Building Code?

The 25% rule states that if you alter, repair, or replace more than 25% of the total area of your roof within a 12-month period, you must bring the entire roof into compliance with the current building code. This rule is designed to ensure older roofs are upgraded to modern safety standards over time.

Does my HOA have a say in my roof replacement?

Yes, most Homeowners Associations (HOAs) have covenants that dictate the type, style, and color of roofing materials you are allowed to use. Before signing a contract with a roofer, be sure to get approval for your chosen material and color from your HOA to avoid any disputes or fines.

Florida roof repair or replacement after a storm guide