Hire

Hiring a roofer in Florida

Establish which rule applies to your roof before you accept any quote. If it was built or replaced to the 2007 Florida Building Code or any later edition, in force from 1 March 2009^†, only the damaged portion needs replacing however widespread the damage — and the difference between that and a full replacement is tens of thousands of dollars.

Any one of these ends the conversation. All of them are avoidable by walking away.

Do you even need the work?

Two checks first, because both can make the job smaller or unnecessary. The permit record tells you when the roof was last done, which decides the code question. And your insurer’s position may be weaker than they implied — they may not refuse or non-renew solely on roof age under 15 years^†, and past that an authorised inspector certifying five years of remaining useful life^† blocks a roof-age non-renewal.

The storm-chaser problem

After any significant Florida storm, crews arrive from out of state. Some are excellent and busy for good reason. Others are here for the season, and the tell is not the accent — it is whether they will give you a licence number, a defined scope, a real price, and time to read it. Anyone who fails that test would have failed it before the storm too.

The paperwork that should never appear

An assignment of benefits. a policyholder may not assign, in whole or in part, any post-loss benefit under a residential property insurance policy^† for policies issued from 1 January 2023^†. Being handed one now means the paperwork or the person is out of date.
An offer to waive your deductible. That is insurance fraud, and accepting it makes you a participant rather than a victim.
A contract with no price, or one that says “whatever insurance pays”. That is not a price.
A demand for a large deposit before anything happens. Beyond more than 10% of the contract price^† the law imposes duties, and missing them a violation is prosecutable as theft, not merely a breach of contract^†.

How to choose one

Verify the roofing licence specifically. Roofing is a specialty category — a general contractor licence is not automatically the right one.
Check the name on the licence against the contract and your cheque. Borrowed licences are a persistent problem in this trade.
Get insurance certificates from the insurer directly, including workers’ compensation. Roofing is the trade where an uninsured injury on your property matters most.
Get three itemised quotes. Tear-off, decking allowance, underlayment, flashing, disposal and code upgrades should each be visible. A single number cannot be compared with anything.
Ask what happens if bad decking is found. There should be a stated per-sheet rate, agreed before the roof is opened rather than discovered halfway through.

What to have in the contract

The material, and the specific product, not just “architectural shingle”.
The decking allowance and the rate for replacement beyond it.
Secondary water resistance, if you are having it — it is cheap during a re-roof and earns a mitigation credit.
Who pulls the permit, which should be them.
Lien releases with every payment. Roofing involves suppliers, and a supplier can lien your home within 90 days^† of final furnishing even after you have paid the roofer in full.
The warranty — separately for material and for workmanship, which are different things and different lengths.

After the work

Get the permit closed with a final inspection and keep the paperwork. It proves the roof age to your next insurer and your eventual buyer.
Get a fresh wind mitigation inspection. The credits come from that form, not from the roof itself — an undocumented new roof saves you nothing on premium.
Keep the final payment until both are done.

Roof replacement and the 25% ruleWhich rule applies to your roof, and why it matters so much.Roof age and non-renewalBefore you replace a roof you may not need to.Assignment of benefitsWhy the crew at your door has paperwork they should not.Hiring a contractor generallyThe checks that apply to every trade.

Close-up of a slate rooftop featuring two green shuttered dormers under daylight.Photograph: Michaela St / Pexels

Common questions

Do I need a full roof replacement in Florida?

Not necessarily. If your roof was built or replaced to the 2007 Florida Building Code or later, only the damaged portion needs replacing however widespread the damage. Pull the permit history before accepting a full-replacement quote.

Do I need a licensed roofer in Florida?

Yes, and specifically a roofing specialty licence rather than a general contractor licence. The work requires a permit, and the permit office will not issue to an unlicensed person.

Should I sign an assignment of benefits with a roofer?

No. Post-loss benefits may not be assigned on residential policies issued from 1 January 2023, so being handed one now means either the paperwork or the person is out of date.

What if the roofer finds rotten decking?

Expect it, and agree a per-sheet rate in the contract before the roof is opened. Discovering the price halfway through the job is how a fixed quote becomes an open one.

Will a new roof lower my insurance?

Usually, but only once documented. Get a fresh wind mitigation inspection after the work, because the credits come from that form rather than from the roof itself.

Roofing licensure sits in Chapter 489, roof replacement requirements in the Florida Building Code as amended by SB 4-D, and assignment of benefits in §627.7152. Confirm permit requirements with your own building department.