Roofing Miami Dade County for 33 years qualifies Roofer Mike as an authority on issues arising from the effects of storms, legislation on the local, state and national levels, and other events affecting the industry.
Florida Law: Metal Roofs, HOAs & the 15 Year Rule
In 2024 Florida passed HB 293 which states that Homeowners Associations (HOAs) cannot ban metal roofs just because they want a uniform appearance – aesthetics.
Tallahassee finally stepped in. HOAs have been stopping people from upgrading to safer, more durable metal roofs for a long time. The new law protects the right to upgrade because lawmakers recognized the issue as a matter of public safety.
Metal Roofs in Miami-Dade
Roofing Contractors and Insurance Companies Misrepresent 15-year Roof Rule.
Some Miami-Dade roofing contractors and insurance companies misrepresent the 15-year roof rule of Florida’s insurance law. Here’s the truth straight from the law (Florida Statute 627.7011(5)):
- Roofs less than 15 years old – Your insurer can’t refuse coverage based on age.
- Roofs 15 years old or more – Have the roof inspected by a licensed professional. If the inspection shows that any roof still has five or more years of useful life left, the insurer cannot deny or cancel a policy solely because of age.
The statute does not discriminate between roof systems. It does not single out shingles, tile, metal or flat roofs. It simply states that if the roof is in good condition and has some useful life left, insurers can’t cancel a policy based on the age of the roof.
Real World Life Expectancy of Roofs in South Florida
Based on 33 years of roofing South Florida homes, here is a realistic snapshot of roof life expectancy.
Asphalt Shingles: 15–20 years.
Flat Roofs: 15-20 years or more with regular maintenance
Concrete and Clay Tile Roofs: 20-30 years
Standing Seam Metal Roofs: 40-70 years or longer
These numbers depend on the skill level of the original installers, materials used, maintenance (or the lack thereof) and the amount of wear and tear the roofs endure.
Metal Roofs Recognized as Upgraded Hurricane Protection
Florida includes metal roofs in their hurricane mitigation programs as a proven upgrade. When upgrading to metal from shingles or tile you will likely qualify for a reduction in storm coverage premiums.
Paid Off Your House? YOU HAVE OPTIONS
Just a reminder. I still meet plenty of folks that are not aware of this. In 2007 Florida passed a law allowing homeowners who own their homes outright and don’t have mortgages to eliminate their homeowner’s windstorm coverage. This gave homeowners flexibility in the face of increasing premiums.
This started a new trend where folks with no mortgage started putting metal roofs and hurricane windows and doors on their house. It is recommended you do strengthen the home against hurricanes before entertaining this idea. It is also a good idea to maintain liability and fire coverage.
Here’s a link to a Blogspot article I wrote in 2013 on the subject.
https://roofermike.blogspot.com/homeowners-new-roof-maybe
Again, DON’T Put Roof Coatings On Your Shingle Roof
I have personally torn off two shingle roofs in Miami which had been painted with elastomeric coatings. Both roofs had water trapped in the layers. The combo of hot and cold air outside and in the attic with high humidity results in condensation. The roof rots from the inside out.
Florida Power is being sued over its energy savings program which allowed shingle roofs to be coated, contrary to what competent roofers have always known – Don’t apply elastomeric roof coatings to your shingle roof.
https://www.sun-sentinel.com/2010/12/31/fpl-sued-over-program-aimed-at-saving-energy/
