Updated November 4, 2026
Repair or replace: how to decide
Not every leak means a new roof. A single damaged flashing, a few lifted shingles, or one worn vent boot can often be fixed for far less than a full replacement. Ask a licensed roofer to show you photos of exactly what they found, and to say whether the problem is local or widespread.
Replacement usually starts to make sense when damage is spread across several roof sections, when the roof is near the end of its expected life, or when repairs keep coming back. The age of the roof matters here, and not only for the roof itself. In Florida, roof age also affects how your insurance company treats you (more on that below).
- Get at least two or three written, itemized estimates.
- Ask whether repair is realistic or whether a repair would only delay a bigger bill.
- Ask what is under the roofing: the plywood deck and its fastening matter as much as the shingles, tile, or metal on top.
- Prices vary a lot by roof size, material, and access, so get quotes rather than relying on averages.
Florida rules that shape a roof job
Two state rules come up again and again. First, Florida Statute 553.844 says that if your roof was built, repaired, or replaced under the 2007 Florida Building Code or any later edition, and 25 percent or more of it is being repaired or replaced, only the portion being worked on has to be built to the current code. Before this change, work on more than 25 percent of a roof could force the whole roof to be brought up to code. Roofs older than the 2007 code are not covered by this exception, so ask your contractor and your building department how it applies to your home. Read the statute.
Second, when a roof is replaced, state law also requires certain wind-related techniques, including strengthening the roof-deck attachment and adding a secondary water barrier. These details are why a proper tear-off and inspection matters.
Laws change. In the 2026 session, a bill (SB 808 and its House companion HB 815) that would have changed the roof-age rules for insurance died in committee on March 13, 2026, so the rules described here remain the ones to plan around. Always confirm with your insurer, agent, or a licensed professional.
Permits in Pinellas County and its cities
A re-roof needs a permit. Who issues it depends on where you live. Pinellas County Building Services handles unincorporated areas, which includes places like Palm Harbor and East Lake, and the county's page also lists several small cities that use it for some or all permitting. Larger cities such as St. Petersburg, Clearwater, Largo, Pinellas Park, Dunedin, and Tarpon Springs run their own building departments.
Your contractor normally pulls the permit. The county notes that a Notice of Commencement is required on projects over $2,500, and it must be recorded with the Clerk of Court and uploaded before the first inspection. Reroof work in the county also involves a contractor-submitted affidavit about deck fastening and the secondary water barrier. Ask your roofer to explain which inspections apply to your city.
See our permit guide for the steps, and the county's list of building departments for phone numbers.
Roof age, insurance, and wind mitigation credits
Under Florida Statute 627.7011, an insurer may not refuse to issue or renew a homeowner's policy solely because of roof age if the roof is less than 15 years old. If the roof is 15 years or older, you can have an insurer-approved authorized inspector examine it at your own cost, and the insurer cannot refuse coverage solely because of roof age if the inspection finds at least 5 years of useful life remaining.
A new roof can also help with wind mitigation discounts. Florida requires insurers to offer discounts for features that protect a home from high winds, such as roof covering, roof-deck attachment, roof-to-wall connections, a secondary water barrier, and roof shape. A qualified inspector documents these on the Uniform Mitigation Verification Inspection form. After your new roof is done, ask for a fresh wind mitigation inspection and send the form to your insurer or agent. Whether it lowers your premium depends on your insurer and policy.
Read the roof age and insurance guide for more.
Hiring a licensed roofer
In Florida, roof repairs and installations require a state license. Before you sign anything, look up the company and the qualifying license holder at MyFloridaLicense.com, the Department of Business and Professional Regulation (DBPR) site. Locally registered contractors can be checked through the Pinellas County Construction Licensing Board. Ask for proof of general liability and workers' compensation insurance too.
- Get a written, itemized contract and read it before signing.
- Be careful with large deposits. Under Florida law, if a contractor takes an initial payment over 10 percent of a residential job, they generally must apply for permits within 30 days and start work within 90 days after permits are issued, unless an exception applies.
- Match the name on the contract to the name on the license.
Our vetting guide has a full checklist.
Storm season, claims, and scams
The Atlantic hurricane season runs June 1 to November 30, with activity usually peaking around September 10. After a storm, out-of-area crews and door knockers often show up. Some are honest. Some are not.
- Florida law bars contractors from offering to waive, rebate, or cover your insurance deductible, or from offering gifts or cash to get a roof inspection or a claim filed.
- Assignment of benefits (signing over your claim rights to a contractor) has been prohibited for residential property policies issued on or after January 1, 2023.
- Roofing contractors cannot interpret your policy or adjust your claim unless they are also licensed public adjusters.
- Notice of a claim generally must be given within 1 year of the date of loss, and a supplemental claim within 18 months.
The state's Department of Financial Services runs a free Check My Contract program that reviews repair contracts for problems. See the storm claims and scams guide.
What happens next
If you are ready to compare options, use the free form to tell TheBayPros what you need. TheBayPros matches homeowners with local professionals. There is no cost to submit the form, and you decide whether to talk with anyone. Have your roof's approximate age, any leak locations, and your insurance status handy, and you will save time.
Not ready yet? Start with the guides on this site. They are written for homeowners, not contractors.
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Frequently asked questions
How do I know if I need a new roof or just a repair?
A licensed roofer should inspect the roof and show you photos of the problem. Isolated damage can often be repaired. Widespread damage, repeated leaks, or a roof near the end of its life usually points toward replacement. Get itemized written estimates from more than one company.
Do I need a permit to replace my roof in Pinellas County?
Yes, a re-roof needs a permit. Pinellas County Building Services handles unincorporated areas and some small cities, while larger cities have their own building departments. Your licensed contractor normally pulls the permit. Confirm with your local building department.
Can my insurance company drop me just because my roof is old?
Under Florida Statute 627.7011, an insurer cannot refuse to issue or renew a homeowner's policy solely because of roof age if the roof is under 15 years old. For roofs 15 years or older, you can pay for an authorized inspection, and if it finds at least 5 years of useful life left, the insurer cannot refuse solely for roof age.
What is the 25 percent roof rule?
Older code language could require the whole roof to meet current code if more than 25 percent was repaired in a year. Under Florida Statute 553.844, for roofs built or replaced under the 2007 Florida Building Code or later, only the portion being repaired or replaced has to meet current code. Older roofs are not covered by that exception.
How do I check that a roofer is licensed?
Search the company and license holder at MyFloridaLicense.com, run by the Florida Department of Business and Professional Regulation. Locally registered contractors can be checked with the Pinellas County Construction Licensing Board. Also ask for proof of liability and workers' compensation insurance.
Can a roofer waive my deductible or take over my claim?
No. Florida law prohibits contractors from waiving or rebating your deductible, and assignment of benefits is prohibited for residential property policies issued on or after January 1, 2023. A contractor also cannot adjust your claim unless licensed as a public adjuster.
Should I finance a new roof?
Compare options carefully. Ask for the total cost, interest rate, fees, and payoff terms in writing, and do not let a contractor pressure you into financing on the spot. Your own bank or credit union is a useful comparison point.
Is TheBayPros matching form free?
Yes. The form is free to submit and does not obligate you to hire anyone. TheBayPros uses it to match you with local professionals for your project.