Roof Replacement in Central Florida

When a roof needs replacing rather than repairing

Age alone does not decide it. What decides it is whether the materials can still keep water out and whether the deck underneath is sound. A shingle roof that is shedding granules across its whole surface, curling at the edges, or leaking in more than one place has usually reached the end. So has a tile roof where the underlayment has dried out, even if the tile on top still looks fine.

Insurance is the other trigger. Once a roof reaches fifteen years, many Florida insurers ask for an inspection before they renew, and a poor report can mean a replacement is required to keep coverage.

Florida changed an important rule in 2022. Previously, repairing a quarter or more of a roof in a twelve-month period could force the whole roof up to current code. For roofs built or replaced under the 2007 Florida Building Code or later, that no longer applies, and a larger repair can stay a repair. Older roofs are still treated differently, so the build date of your roof matters.

What a replacement involves

We tear off to bare wood. Laying new shingles over old ones hides problems in the deck and adds weight, so we do not do overlays.

With the deck exposed, we replace any rotten or delaminated sheathing and re-nail the deck to the fastening schedule the current code requires. Homes built before the modern Florida code were often nailed far more lightly than a roof needs to be in a hurricane.

The underlayment and flashing come next: drip edge at the eaves and rakes, sealed protection in the valleys and around every penetration, then the roof covering itself. Ventilation gets checked and corrected, because a hot, poorly vented attic shortens the life of any roof.

The job is permitted and inspected. The building department checks the work at set stages, and we schedule those inspections for you.

Choosing what goes back on

Most homes in Central Florida go back in architectural shingle, which is the lowest cost to install and the easiest to repair after a storm. Concrete or clay tile suits homes designed for it and lasts far longer, though the underlayment beneath it still has a shorter life than the tile. Metal costs more up front and is the longest-lived of the three.

Switching between materials is possible but not always simple. Tile is much heavier than shingle, so moving to tile can mean checking the framing first.

On the day

On most homes, tear-off and dry-in can be finished in a single day so the house is not left open overnight. Landscaping and pool areas are protected, the yard and driveway are swept with magnets for nails, and all of the old roofing is hauled away.

Common questions