Roofing Miami-Dade County for 33 years qualifies Roofer Mike as an authority on the Florida Building Code (FBC) Chapter 15 and Test Protocols for High Velocity Hurricane Zones (HVHZ). We will update on issues arising from the effects of storms, legislation on the local, state and national levels, and other events affecting the industry.
FAQ: I want a metal roof but the Homeowners Association said I have to have tile like everyone else. What can I do?
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 Recognized as Upgraded Hurricane Protection
The latest updates to regional building guidelines—including the Florida Building Code 8th Edition—give explicit technical recognition to standing seam metal systems. 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.
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.
FAQ: What Changes have been made to the 25% Rule For Roof Repairs in the FBC?
If you do the math it seems apparent that the rule is becoming less of a concern every year.
In summary, a property owner is not obliged to replace the entire roof if they are repairing or replacing more than 25% of the roof and the existing roof conforms with the 2007 Florida Building Code (FBC) or any subsequent editions of the Code. Only the damaged roof components will need to be fixed or replaced. If a roof was built or replaced after March 1, 2009, when the 2007
FBC went into effect, it probably conforms with the code’s
requirements, and the property owner will not have to
replace the entire roof. Section 553.884(5),
FAQ: My homeowners insurance carrier often refers to Florida Windstorm Mitigation Law. What should I know?
Most homeowners have general knowledge of what is in the law. It’s good to know where to go when you need to know right now!
For example, there has been a change. Florida roofing contractors can now legally evaluate and enhance roof-to-wall connections during re-roofing projects. Final details are still being processed
- Single-Contractor Convenience: Previously, homeowners had to hire separate general contractors for structural roof-to-wall ties and roofing contractors for the deck and shingles. Now, your licensed roofing contractor can handle both during a full roof replacement
Real World Life Expectancy of Roofs in South Florida
Based on 33 years of roofing South Florida homes, here is a realistic snapshot of average 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.
FAQ: I paid off our house! What are my 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, hurricane windows and doors on their homes. 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/
