Roofing
Roofing Contractors in Florida
Replacement, repair and storm protection across Miami-Dade, Broward and Palm Beach counties — where roof type, permits and insurance all meet.
Find a Roofing ContractorRoofing in Florida
Roofing Contractors in Florida
No component of a Florida home works harder than the roof. It faces year-round ultraviolet exposure, driving rain, salt air near the coast and, periodically, hurricane-force wind. That combination is why roofs here are replaced on a shorter cycle than in most of the country.
Roof age is also an insurance question before it is a construction question. Many carriers in Florida decline to write or renew coverage on a roof past a certain age, and a roof that will not pass inspection can affect a closing. Homeowners often call us because a letter arrived, not because a leak appeared.
Roof work is one of the most heavily regulated categories in the state. Florida Building Code requirements, local permitting, and in Miami-Dade and Broward the High Velocity Hurricane Zone standards mean the same roof can require different products and fixing methods depending on the address.
LVC is not a roofing contractor. We help you understand what the work involves and what to verify, then connect you with a locally vetted roofing professional whose experience fits your home.
How it works
Roof types common across Florida
Barrel and flat tile remain the most common roof on Florida homes, valued for longevity and appearance. Metal roofing — standing seam and metal tile profiles — has grown quickly for its wind performance and lifespan. Asphalt shingle is common on inland and older neighborhoods, and flat or low-slope roofs on commercial-style and mid-century homes use modified bitumen or membrane systems.
Each system has different repair economics. Tile is often repairable piece by piece after a storm but requires underlayment replacement on its own cycle. Shingle repair is quick but the material ages faster in this climate. Membrane roofs are usually replaced as a system rather than patched.
The practical point: a roofing company that specializes in one material may quote only that material. If your home has tile, ask specifically whether the underlayment — which is what actually keeps water out — is being replaced or reused.
Good to know
The 25% rule and why a repair can become a replacement
Florida has a long-standing rule, commonly called the 25% rule, under which repairing more than a quarter of a roof generally requires the entire roof to be brought up to current code. It exists to prevent a patchwork roof, but it surprises homeowners who called about one leak.
Because of it, the honest answer to "can you just repair this?" sometimes is no. Ask any company you speak with to explain which rule applies to your roof and to show you the areas in question. A reputable company will put the answer in writing before you commit.
This is also why roof condition reports and wind mitigation inspections matter so much here: they document the roof's real state, which is what a carrier and a building department will both rely on.
Good to know
Wind mitigation and your insurance premium
Wind mitigation is a documented inspection of how your roof is attached — roof-to-wall connections, secondary water barrier, roof covering, roof deck attachment and opening protection. Insurers use it to price wind coverage in Florida.
Because a newer, code-compliant roof typically earns credits, homeowners often find that part of the replacement cost is offset by a lower premium. The size of that credit varies by carrier and by roof, so the honest sequence is: get the roof evaluated, then ask your agent what a compliant roof would change.
Keep the documentation. The inspection report and the permit records are what support the credit, and the permit is what proves the work was done to code.
Before you hire
What to Verify on Every Roofing Contractor
These checks take an afternoon and prevent most of the problems homeowners run into.
A licensed roofing contractor, confirmed
Look up the license number and confirm it is current and that the legal name matches your contract. Confirm the company is approved to pull permits for your specific address, since requirements differ between counties and cities.
Product approval for your address
Roofing products must be approved under the Florida Building Code, and within the High Velocity Hurricane Zone the higher product approval standard applies. Ask to see the approval or notice of acceptance for the actual product going on your roof — not a similar one.
The full scope in writing, including underlayment
Ask what happens to decking, underlayment, flashing, valley treatment and vents. These are where failures start and where vague scopes hide. Insist on the material list and the number of layers being removed.
Permit and final inspection
A roof replacement should carry a permit and end with an inspection that closes it. The closed permit is your evidence the work met code — and the document an insurer or buyer will ask for later.
Questions
Roofing Questions Homeowners Ask
How long does a roof last in Florida?
It depends heavily on material and exposure. Asphalt shingle tends to have the shortest service life in this climate, tile lasts considerably longer but its underlayment ages on its own cycle, and metal systems are commonly the longest-lived. Coastal exposure and sun exposure shorten any of them. A roof of any age should be evaluated after a major storm.
Will a new roof lower my insurance premium?
Often yes, especially when the roof is code-compliant and documented with a wind mitigation inspection. The amount varies by carrier, roof type and construction — so the reliable sequence is to have the roof evaluated and inspected first, then ask your insurance agent what specific documentation would earn a credit for your policy.
Do I need a permit to repair my roof?
Permit thresholds vary by city and county, and larger repairs generally require one. Under Florida's 25% rule, once repair area passes a quarter of the roof, the entire roof usually must meet current code — which turns a repair into a permitted replacement. Confirm the requirement for your address before work is scheduled.
Should I use the company my insurance company recommended?
You are free to choose your own licensed contractor, and choosing your own is generally the safer position. Whoever you hire, get the scope, materials, permit responsibility and payment schedule in writing, and confirm the license yourself.
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