Florida roof repairs under the 25% rule
The Florida 25% roof rule can limit repairs made during any 12-month period before current code applies to the whole roof or the affected section.23 That limit can affect whether damage calls for repair or replacement, while an exception may apply if the roof was built or replaced under the 2007 code or later.3
A leak may not mean replacement. NRCA says leaks can come from loose flashing or a damaged section.1
How does the 25 percent rule for Florida roof repair work?
Under Florida’s code, repairs to a roof or roof section are limited to 25% in any 12 months unless it meets applicable current code.23
The limit may apply to the roof as a whole or to a roof section. Ask the roofer how they defined the section and measured the affected area.
Work may extend beyond the visible damage without requiring replacement of the entire roof. The scope depends on the roof’s condition, the affected section, earlier repairs, and the applicable code.
NRCA says most new roofs are designed for about 20 years of useful service.1 Slate, clay tile and certain metals can last longer.1
That guidance is separate from the repair rule, but it may inform a discussion of the roof’s overall condition.
When does the newer-roof exception apply?
A roof built or replaced under the 2007 Florida Building Code or later needs only the repaired part brought to current code under Florida Statute 553.844.3
Start with roof records. The date of the roof work may affect how a repair is treated. Those records can include a permit record, final inspection record, contract, or other documentation.
Florida’s code editions also change over time. The 8th Edition code took effect December 31, 2023, and the 9th takes effect December 31, 2026.45
The code in effect when work is permitted may affect repair details. The date of earlier roof work may affect whether the exception applies.
When do layers change the scope?
Florida’s code requires tear-off when a roof already has two or more layers.2
If the damaged area has multiple layers, the work may require removal of existing roofing material rather than another layer over it.
Ask whether the roof has one layer or more, where the layers are located, and how they affect the proposed work. Tear-off, the repair limit, and the newer-code exception are separate code issues.
What should you ask about proposed work?
Get the scope in writing. It should identify the damaged area and proposed work.
Consider asking:
- When was this roof last replaced or permitted?
- Is the affected area measured against the roof as a whole or as a roof section?
- How much of that roof or section needs repair?
- Does the roof qualify for the exception for work done under the 2007 code or later?3
- Which code edition applies to this work?
- Are there already two or more roofing layers in the affected area?2
- Will you pull the required permit?
- What repair options did you consider before recommending full replacement?
A permit is required before repairing or altering a building in Florida.6
Ask the company to connect its recommendation to the roof condition, repair area, roof history, and the specific code requirement that it believes applies.
What should you check before signing?
Florida says contracts by unlicensed contractors are unenforceable by the contractor. DBPR says to verify a license number before signing.78
Keep the proposal, scope of work, permit information, and records used to explain the roof’s history. Check whether the scope describes a repair, tear-off, replacement, or more than one type of work.
Full replacement sometimes fits. Ask for the details supporting the recommendation.
FAQ
Does a leak mean I need a new roof?
Loose flashing or a damaged section can cause a leak.1
Does the repair limit apply only to an entire roof?
The limit may apply to the roof as a whole or to a roof section.23
When must old roofing be removed?
Tear-off is required when a roof already has two or more layers.2
Do I need a permit for roof repairs?
Florida requires a permit before a building is repaired or altered.6
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