Where this applies
This site covers Hillsborough, Pinellas, Pasco, Polk, Hardee, DeSoto, Sarasota, Manatee, Charlotte, Lee, Collier, Hendry, Palm Beach, Martin and Broward counties. Miami-Dade is not on it. Florida builds to the Florida Building Code, 8th Edition (2023), in force since December 31, 2023. The Building Commission plans a 9th edition; this page will be checked again when it takes effect.
The 25 percent rule
Not more than 25 percent of the total roof area or roof section of any existing building or structure shall be repaired, replaced or recovered in any 12-month period unless the roof covering on the entire existing roof system or roof section is replaced or recovered to conform to the requirements of this code.
The exception, written into statute in 2022: if the roof or section was built, replaced or recovered under the 2007 Florida Building Code or later, only the new part has to meet the current code (FBC Existing Building 706.1.1, exception; Fla. Stat. § 553.844(5)). Local governments may not change that.
A house permitted before March 1, 2002
The Florida Building Code took effect March 1, 2002. For a site-built, single-family house permitted before then, a full roof replacement must include:
- A secondary water barrier under the new covering.
- Re-nailing of the roof deck: at least two 8d nails per rafter at each board, a nail counting as 8d if it is at least 0.113 inch thick and 2¼ inches long (FBC Existing Building 706.7).
That is Fla. Stat. § 553.844(3)(a): "A roof replacement must incorporate the techniques" for both.
Roof-to-wall connections. If the house is in the wind-borne debris region and its insured or appraised value is $300,000 or more, the roof-to-wall connections are improved as well, but not beyond 15 percent of the cost of reroofing (§ 553.844(3)(b); FBC Existing Building 706.8).
Manufactured homes. § 553.844(3) applies to site-built single-family homes. A manufactured home is not one; tell the person on the line it is a manufactured home.
In the Florida places this site covers, 72% of homes were built before 2000 (Census ACS 2020–2024); each place's page gives its own share. The year the house was permitted is what counts.
When the old roof must come off
FBC Existing Building 706.3 requires a tear-off to the deck where the roof is water-soaked or deteriorated; where the covering is wood shake, slate, clay, cement or asbestos-cement tile; where there are already two or more layers; where blisters are not cut open and secured; and where the old covering can't hold the new system to the code's fastening requirements.
Broward County: the High-Velocity Hurricane Zone
High-Velocity Hurricane Zone. This zone consists of Broward and Miami-Dade counties.
In the HVHZ:
- "All roofing components, roofing systems and roofing assemblies shall have a valid and current product approval" (§ 1512.2.1). Ask for the approval numbers.
- The roofing contractor provides the owner with the required roofing permit and goes through the required owner's notification for roofing considerations with you; you initial each item (§ 1524). One item: when replacing roofing, the existing wood deck may have to be re-nailed.
- The permit application uses the uniform form the code sets (§ 1525).
The permit
The Florida Building Code's list of work exempt from a permit has no building items (FBC Building § 105.2). The reroof permit comes from the city, or for unincorporated areas the county.
The contractor
Roofing in Florida takes a state license: Certified Roofing Contractor (CCC) or Registered Roofing Contractor (RC). See Florida roofing licenses.
Questions
What is Florida’s 25 percent roof rule?
If more than 25 percent of a roof or roof section is redone in any 12-month period, the covering on the whole roof or section has to be brought up to the current code (FBC Existing Building 706.1.1). The exception: where the roof or section was built, replaced or recovered under the 2007 Florida Building Code or later, only the new part has to meet the current code (Fla. Stat. § 553.844(5)).
What must a new roof include on a Florida house built before 2002?
On a site-built single-family house permitted before March 1, 2002, when the Florida Building Code took effect, a full roof replacement must include a secondary water barrier and re-nailing of the roof deck, with at least two 8d nails per rafter at each board (Fla. Stat. § 553.844(3); FBC Existing Building 706.7).
Do I need a permit to replace a roof in Florida?
Yes. The Florida Building Code’s list of work exempt from a permit has no building items (FBC Building § 105.2). The reroof permit comes from the city, or from the county in unincorporated areas.
What is different about a roof replacement in Broward County?
Broward is in the High-Velocity Hurricane Zone. There every roofing component, system and assembly needs a valid and current product approval (FBC Building § 1512.2.1), and the contractor goes through a required owner’s notification for roofing considerations with the homeowner, who initials each item (§ 1524).