Hurricane Roof Damage in Florida: Codes, Repairs and Replacement

In Miami and the rest of Florida, hurricane roof repairs follow the Florida Building Code. Generally, if more than 25% of a roof section is repaired or replaced within 12 months, the whole section must meet current code, with an exception for roofs built to the 2007 code or later. Miami-Dade roofing products also need county product approval.

This guide covers Florida's hurricane season, the reroofing rules that decide whether you can patch or must replace, Miami-Dade's product approval system, the Florida insurance rules homeowners ask about most, and national repair and replacement costs. Code and insurance details here are general information, not legal or insurance advice. Your local building department, your policy and your insurer have the final word.

When is hurricane season in Miami?

The Atlantic hurricane season runs from June 1 to November 30, according to the National Hurricane Center. The center puts the peak of the season on September 10, with most activity between mid-August and mid-October.

That timing matters for roofs in two ways. Repairs and replacements are easiest to schedule before June. And after a storm, many homes in the same area may need work at once, so it helps to have your paperwork and photos ready.

Miami-Dade has felt the worst of it. Hurricane Andrew made landfall in south Miami-Dade on August 24, 1992, as a Category 5 storm with maximum sustained winds of 165 mph, according to the National Weather Service in Miami. The weather service estimates that about 49,000 homes were destroyed and about 108,000 more were damaged.

What should you do first after a hurricane damages your roof?

Safety comes first, before any calls or photos.

• Follow local officials on when it is safe to go back in. FEMA says to follow local officials' instructions on whether it is safe to re-enter.
• Stay away from downed power lines and standing water near them, and call 911. Ready.gov warns that downed lines can electrically charge the water.
• Don't touch wet electrical equipment. Ready.gov says not to touch electrical equipment if it is wet or if you are standing in water. If you smell gas, see sparks or smell burning, leave and call 911 (or your gas utility for gas) from outside.
• Don't go on the roof. Hurricane-damaged roofs can be loose, slick and weakened. This Old House warns that any roof work entails a fall risk.
• Keep people out of rooms under a hole, a fallen tree or a sagging ceiling.
• Run generators outside, away from the house. FEMA says to run portable generators outside and away from the home to avoid carbon monoxide poisoning.

Then document the damage with dated photos and video from the ground and inside. Ready.gov says to document any property damage with photographs and then contact your insurer. Our guide to documenting roof storm damage goes through what to photograph and write down.

What is Florida's 25% roof rule?

The 25% rule decides whether a damaged roof can be patched or whether a whole section has to be brought up to current code. It comes from the Florida Building Code, Existing Building, Section 706.1.1. The wording quoted in a Florida Building Commission staff analysis says that not more than 25 percent of the total roof area or roof section may be repaired, replaced or recovered in any 12-month period unless the entire roofing system or roof section is replaced to conform to the code. That analysis quotes an earlier edition, so ask your building department for the wording in the edition that applies to your permit.

A few points that often cause confusion:

• It is about the area of work, repaired, replaced or recovered, not simply the area that looks damaged. The commission has been asked, for example, whether undamaged shingles removed to reach a repair count toward the 25%. Its staff analysis of that question shows how technical these calls can get.
• It applies per roof section, not always to the whole house. The code definition quoted in the staff analysis divides a roof into sections by things like expansion joints, parapet walls, changes in elevation or roof type.
• It covers a 12-month window, so several smaller repairs in a year can add up.

What is the 2007 code exception?

Florida law carves out an important exception. Under section 553.844(5) of the Florida Statutes, if an existing roof or roof section was built, repaired or replaced in compliance with the 2007 Florida Building Code, and 25% or more of it is being repaired, replaced or recovered, only the repaired, replaced or recovered portion has to meet the current code.

In plain terms, a newer roof built to the 2007 code or later can usually be repaired in part, even after major damage. An older roof is more likely to need the whole section replaced once the repair passes 25%. Ask your roofer and your building department how this applies to your roof, and keep your permit records showing when the roof was last replaced.

Which edition of the code applies?

The Florida Building Commission says the effective date for the Florida Building Code, 8th Edition (2023) is December 31, 2023. Codes are updated on a regular cycle, so ask your roofer which edition your permit will fall under.

What does Florida require when a roof is replaced?

Florida law requires extra hurricane protection to be built in when a roof is replaced. Under section 553.844:

• Secondary water barrier. Any roof replacement must include the code's techniques for a secondary water barrier, a layer meant to keep water out if the roof covering blows off.
• Roof deck attachment. Replacements must also include techniques for strengthening or correcting how the roof deck is fastened.
• Roof-to-wall connections. For homes in the wind-borne debris region with an insured or just value of $300,000 or more, a roof replacement must also include improvements to the roof-to-wall connections (Florida Statutes 553.844). The statute limits that work to what can be done for about 15% of the cost of reroofing.

These requirements are part of why a Florida reroof can involve more than new shingles or tiles. Ask your roofer to list each of these items in the estimate.

What is Miami-Dade product approval?

In Miami-Dade, roofing products need a county approval called a Notice of Acceptance, or NOA, before they can be used.

Miami-Dade County's Product Control Section explains that because the county is in the High Velocity Hurricane Zone, it has the most stringent requirements in the Florida Building Code. It says roofing products, along with exterior doors, skylights, windows, shutters and structural components, are approved through an NOA.

What an NOA means for you:

• Each approved product has an NOA number and an expiration date. A sample roofing underlayment NOA states that it shall not be valid after the expiration date shown on it.
• Approved products are labeled. The same NOA requires a label reading "Miami-Dade County Product Control Approved" unless noted otherwise.
• The NOA goes to the job site. That NOA also says a copy must be available for inspection at the job site at the building official's request.
• An NOA can be revoked if the product fails to perform, so the current status matters.

You don't need to read NOAs yourself, but it is reasonable to ask your roofer for the NOA numbers of the underlayment, roof covering and any other approved products in their estimate, and to confirm they are current.

Should you repair or replace a hurricane-damaged roof?

That depends on the damage, the age of the roof and the 25% rule. A roofer will usually look at:

• How much of each roof section needs work. Past 25% in a 12-month period, an older roof section generally has to be brought fully to current code.
• When the roof was built or last replaced. A roof built to the 2007 code or later can usually be repaired in part under the statute's exception.
• The roof's remaining life. Fixr says a standard asphalt shingle roof should last 20 to 30 years, and that clay and concrete roofs can last up to 100 years.
• Hidden damage. Wind can lift the roof deck or loosen tiles that look fine from below.

Fixr says replacement is better for widespread wear, moss or missing shingles, while repair can make sense when damage is localized and the roof has years left.

How much does hurricane roof repair or replacement cost?

Bellwick doesn't have Miami-specific prices. The figures below are national ranges as of 2026. Miami prices can differ, especially after a storm and for tile roofs built to local requirements.

Repairs (national):

• Wind damage repair: $2,000 to $8,000 (Fixr).
• Tree falling on the home: $1,500 to $5,000 in repairs (Fixr).
• Minor concrete tile leak repair: $450 to $1,500 (Fixr).
• Minor clay tile leak repair: $500 to $1,800 (Fixr).
• Emergency service: can add $100 to $300 to a repair (Fixr).
• Storm damage assessment: around $350 on average (Fixr).

Replacement (national):

• Average roof replacement: about $10,000, with most projects from $7,500 to $14,000 (Fixr).
• Asphalt shingles: $6,000 to $10,000 (Fixr).
• Concrete tile: $14,000 to $24,000 (Fixr).
• Clay tile: $14,000 to $28,000 (Fixr).
• Metal: $14,000 to $38,000 (Fixr).
• Permits: typically $100 to $500 (Fixr).

The Florida requirements above, like the secondary water barrier and deck attachment upgrades, are part of the scope of a reroof here. Ask each roofer to itemize them so you can compare quotes on equal terms. For a broader look at repair pricing, see the roof repair cost guide.

What Florida insurance rules affect roof claims?

This is general information, not insurance or legal advice. Read your policy and ask your insurer or agent about your situation.

• Claim deadline. Florida law says notice of an initial or reopened property claim must be given within 1 year after the date of loss, and a supplemental claim within 18 months, or the claim is barred.
• Hurricane deductible. On personal policies, the hurricane deductible applies on an annual basis to all covered hurricane losses in a calendar year, rather than per storm. Insurers must offer alternative hurricane deductibles of $500, 2%, 5% and 10% of dwelling limits, with some exceptions (Florida Statutes 627.701). Check your declarations page for yours.
• Roof age. An insurer may not refuse to issue or renew a homeowners policy solely because a roof is less than 15 years old. For a roof at least 15 years old, the insurer must let you get an inspection at your expense before requiring replacement, and can't refuse solely on age if the inspection shows 5 or more years of useful life left.
• Assignment of benefits. Florida's Department of Financial Services says assignments of benefits have been prohibited for residential and commercial property claims since January 1, 2023.
• Deductible waivers. The department says a contractor cannot waive the deductible or offer it as a rebate.

How do you protect yourself when hiring a roofer after a hurricane?

Florida's Department of Financial Services sets out several protections:

• Check the license. The department says to verify the contractor's license at MyFloridaLicense.com.
• Know what contractors can't do. The department says contractors are prohibited from submitting a claim to your insurer for you, and can't interpret your policy unless they are also a licensed public adjuster.
• No gifts for inspections. It is against the law for a contractor to offer you a rebate, gift, gift card or cash for an inspection or claim.
• A good faith estimate. The department says a contractor must give you a good faith estimate with the contract.
• Ten days to cancel. After a declared emergency, you may cancel a roof contract within 10 days after signing or by the official start date, whichever comes first, by certified mail or another mailing with proof.

Also get more than one written estimate, avoid paying in full up front, and don't let anyone pressure you to sign the same day.

Can you make your roof stronger for the next storm?

Yes. Two programs are worth knowing about.

My Safe Florida Home

The state's My Safe Florida Home program advertises free wind-mitigation inspections and grants of up to $10,000 for qualifying homes (My Safe Florida Home). Its listed roof upgrades include strengthening roof-to-deck attachments, reinforcing roof-to-wall connections and adding secondary water resistance. Funding and eligibility change with state budgets, so check the program's site for current status.

IBHS Fortified roof

The Insurance Institute for Business and Home Safety's Fortified roof standard calls for a sealed roof deck, ring-shank nails in a tighter pattern and stronger roof edges. It explains why the sealed deck matters: if wind strips the roof covering, water can pour through the gaps in the wood, and IBHS testing found that every inch of rain on an exposed deck can let in the equivalent of nine bathtubs of water. It says ring-shank nails can double the uplift your roof can withstand.

If you are replacing your roof anyway, ask roofers whether they can build to the Fortified standard and what it would add to the cost. Ask your insurer whether it offers a discount for it.

When should you call a roofer?

Call a roofer soon after a hurricane if:

• Shingles or tiles are missing, broken or shifted.
• You can see exposed wood, underlayment or a tree on the roof.
• Water is coming in anywhere.
• Gutters, soffits or the roof edge have pulled away.

Ask for a tarp first if water is getting in, then a full inspection and a written estimate. If you want to see likely causes and typical costs first, you can check my roof.

What will a Miami roofer check?

• Each roof section, to estimate how much is damaged against the 25% rule.
• The roof's permit history, to see whether it was built to the 2007 code or later.
• The roof deck and its fastening, since wind can loosen it.
• Underlayment, flashing and edges, where hurricane damage often starts.
• Tiles, for cracks, slips and loose attachment that are hard to see from below.
• The attic, for water entry and wet insulation. Our guide on how to find a roof leak covers the signs.

What should you ask a roofer in Miami?

• How much of each roof section needs work, and does the 25% rule apply?
• Was my roof built to the 2007 Florida Building Code or later, and how do you know?
• Which code edition will my permit fall under?
• What are the NOA numbers for the products you plan to use, and are they current?
• Does your estimate include the secondary water barrier and deck attachment work?
• Will you pull the permit, and is the permit fee included?
• Can I verify your license on MyFloridaLicense.com, and do you carry insurance?
• Will you document the damage so I can show my insurer?