Short answer: When a Florida roof is torn off and replaced, the Florida Building Code requires a secondary water barrier under the new roof covering. On older homes with wood roof decks, the deck usually has to be re-nailed to current standards, and some higher-value homes near the coast also need roof-to-wall connections upgraded. These items belong in your quote and your permit. If they are missing, ask why.
Which code applies
Re-roofing an existing home falls under the Florida Building Code, Existing Building, Section 706 (Reroofing). The current edition is the 8th edition (2023), which took effect on December 31, 2023. Your roofer pulls a re-roof permit, and the local building department inspects the work, often including an in-progress inspection before the new covering goes on.
A roof-over (new covering installed over the old one without tear-off) is limited by code and is not allowed in many cases, such as when the existing roof is wet or damaged or already has two layers. Most Florida re-roofs are full tear-offs.
Secondary water barrier
A secondary water barrier is a sealed layer between the roof deck and the roof covering. If a hurricane strips shingles or tiles, it keeps rain out of the attic. Florida requires it when the roof covering on an existing wood-deck roof is removed and replaced.
Common ways roofers meet the requirement:
- Self-adhered membrane over the whole deck ("peel and stick"). The most complete option, and usually the most expensive.
- Self-adhered tape over every deck seam, then a standard underlayment over the whole roof.
- Two layers of underlayment installed with the overlap the code specifies.
The exact methods allowed depend on the roof covering, the slope and whether your home is in the High-Velocity Hurricane Zone (Miami-Dade and Broward). Your roofer’s permit documents should name the method.
Secondary water resistance is also one of the features on the Florida wind mitigation form. A full self-adhered layer can earn an insurance credit that tape-only methods may not. Ask your agent before you choose. See our wind mitigation guide.
Roof deck re-nailing
Many Florida homes built before the modern code have roof sheathing held down with staples or small smooth nails, which can let the deck peel off in high wind. When the roof is torn off, the code requires the deck attachment to be checked and, where it falls short, re-nailed. The typical fix is 8d ring-shank nails at a tighter spacing set by the code for your wind zone.
- Re-nailing is usually cheap compared with the whole job, because the deck is already exposed.
- Rotten or delaminated plywood found during tear-off is replaced separately, usually at a per-sheet price. Get that price in writing before work starts.
- Ask the roofer to photograph the new nailing. The wind mitigation inspector can only credit what can be verified.
Roof-to-wall connections on higher-value homes
For some existing homes, a re-roof also triggers upgrades to how the roof framing is tied to the walls, such as adding straps or bracing gable ends. This generally applies when the home:
- has a wood roof deck,
- is in a wind-borne debris region (much of coastal Florida), and
- has an insured value (or just value, if uninsured) of $300,000 or more.
The code caps the required spending on this work at a percentage of the re-roof cost, and some structural work must be done by a licensed building, residential or general contractor rather than a roofing contractor. Your building department can confirm whether your home is covered.
What this means for your quote
| Item | What to check in the quote |
|---|---|
| Permit | Roofer pulls it, and the fee is included |
| Tear-off | All existing layers removed and disposed of |
| Secondary water barrier | Method named (full peel and stick, seam tape, or double underlayment) |
| Deck nailing | Re-nailing to current code included |
| Rotten wood | Price per sheet of plywood and per linear foot of fascia |
| Flashing and vents | New drip edge, pipe boots and vents |
| Warranty | Workmanship warranty in years, plus the manufacturer warranty |
Two quotes can differ by thousands of dollars because one includes full peel-and-stick and re-nailing while the other uses the minimum. Compare line by line, not just the total. For price ranges by material, see Florida roof replacement cost.
If the roof is being replaced after a storm
- Claim deadlines. Under Florida Statute 627.70132, a new or reopened property claim must be filed within one year of the date of loss, and a supplemental claim within 18 months. Check your policy for its own notice terms.
- No deductible waivers. Under Florida Statute 489.147, a contractor may not offer you a rebate, gift, cash, a waiver of your insurance deductible or anything else of value in exchange for a roof inspection or for filing a claim. An offer like that is a warning sign.
- Assignment of benefits. For residential property policies issued on or after January 1, 2023, Florida law no longer allows you to assign your post-loss insurance benefits to a contractor. You stay in control of the claim.
- The 25% rule. Whether storm damage forces a full replacement depends on when your roof was last permitted. See Florida roof age and insurance rules.
- Document everything. Photograph damage before any temporary repair, keep receipts for tarping and water removal, and get the roofer’s inspection report in writing.
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Frequently asked questions
Is a secondary water barrier required in Florida?
Yes, when the roof covering on an existing roof with a wood deck is removed and replaced. The Florida Building Code, Existing Building, Section 706 sets the requirement and the allowed methods.
Do I have to re-nail my roof deck when I replace my roof in Florida?
Usually. When the deck is exposed during a re-roof, Florida code requires the attachment to be checked and brought up to current standards where it falls short, typically with ring-shank nails at tighter spacing.
Is peel-and-stick underlayment worth it in Florida?
A full self-adhered layer gives the most protection if shingles or tiles blow off, and it may earn a larger wind mitigation credit than seam tape. Ask your agent how much it would change your premium before deciding.
How long do I have to file a roof insurance claim in Florida?
Florida Statute 627.70132 gives one year from the date of loss to file a new or reopened claim and 18 months for a supplemental claim. Your policy may have additional notice requirements.
Can a roofer pay my insurance deductible in Florida?
No. Florida Statute 489.147 bars contractors from offering to waive your deductible, or offering rebates, gifts or cash, in exchange for a roof inspection or an insurance claim.
Related Florida roof guides
- Is your insurance company forcing a new roof?
- Wind mitigation inspections and insurance discounts in Florida
- My Safe Florida Home: grants for roof hardening
- Shingle vs. metal vs. tile roofs in Florida
- Roof replacement cost in Florida by region
- Roof repair cost in Florida
- Roof inspection cost in Florida
- Roof inspection for insurance in Florida
- Mobile home roof replacement cost in Florida
- Roof replacement cost by Florida county
Sources
- Florida Building Code, Existing Building, 8th Edition (2023), Chapter 7 (ICC)
- Analysis of Changes, 8th Edition (2023) FBC-Existing Building (Florida Building Commission)
- New 2023 FBC Eighth Edition Is Now in Effect (Florida Roofing and Sheet Metal Contractors Association)
- Florida Statutes § 627.70132 (Florida Senate)
- Florida Statutes § 489.147 (Florida Senate)
- Florida Statutes § 627.7152 (Florida Senate)