The homeowner’s notebook
A little knowledge. A more confident decision.
Plain-language roofing guides for Coconut Creek and South Florida homeowners. Understand the costs, prepare for storms, and know what to ask before work begins.
How Much Does a New Roof Cost in Broward County? (2026)
A new roof in Broward County typically costs $9,000–$45,000, with most single-family homes between $12,000 and $22,000. Architectural shingle is cheapest at $4.50–$8.00 per sq ft installed; concrete/clay tile runs $9–$18; standing-seam metal $10–$20; and flat/low-slope $6–$14. Your final price is driven by roof size and pitch, material, and any decking or underlayment repair found during tear-off.
Read the guideHVHZ Roofing Code in Broward County, Explained
Broward County is one of only two High-Velocity Hurricane Zone (HVHZ) counties in Florida (with Miami-Dade). Roof assemblies must satisfy the applicable HVHZ product approvals, wind loads and installation requirements. Confirm the deck, underlayment, fastening and inspections required for your permit; the approved system and local jurisdiction determine the details. Broward adopted the 2023 Florida Building Code (8th Edition) on December 31, 2023.
Read the guideFlorida's 25% Roof Replacement Rule, Explained
Under Florida's 25% rule (FBC-Existing Building §706), if more than 25% of a roof is repaired or replaced within any 12-month period, the entire roof generally must be brought up to current code. The key exception is documented compliance with the 2007 Florida Building Code or a later edition under Florida Statutes §553.844(5). A permit date alone does not establish qualification. This rule often decides whether a big repair becomes a full replacement.
Read the guideHow to Get Your Roof Ready for Hurricane Season in South Florida
To get a South Florida roof ready for hurricane season (June 1–November 30), have it professionally inspected before June, fix lifted shingles, cracked tiles and worn pipe boots, clear and secure gutters, document the roof's condition with dated photos for insurance, and confirm your wind-mitigation features are current. A pre-season inspection is the cheapest insurance against catastrophic water intrusion.
Read the guideWhat to Do in the First 24 Hours After Roof Storm Damage in Broward County
In the first 24 hours after storm damage to a Broward County roof: stay off the roof and out of any room with a sagging or stained ceiling, shut off power to water-affected areas, photograph and video everything before you touch it, place buckets and move valuables, get an emergency tarp installed to stop water intrusion, and call your insurer to open a claim. Do not sign a contractor's paperwork under pressure, and know that Florida policies issued since January 1, 2023 do not allow assigning your claim benefits to a contractor. A free, documented inspection within that first day both protects your home and strengthens your claim.
Read the guideHow the Roof Insurance Claim Process Works in Florida
A Florida roof insurance claim runs in five stages: (1) document the storm damage with dated photos, (2) report the loss to your insurer — under current Florida law you generally have one year from the date of loss for a hurricane claim, (3) meet the adjuster on-site (have your own roofer there to speak the same code language), (4) review the settlement, where ACV pays depreciated value up front and RCV releases the rest once work is done, and (5) complete the code-compliant repair or replacement. Your deductible — often a separate 2% hurricane deductible in Florida — comes out of the payout.
Read the guideWind Mitigation Inspections in Florida: What Earns a Discount
A Florida wind mitigation inspection records your home's storm-resistant features on the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802), which insurers use to apply wind-premium credits. In South Florida it commonly costs about $75–$175, and the form is valid for up to five years unless the home changes. The roof features that matter most are the roof covering and its permit history, roof-deck attachment, roof-to-wall connections, roof shape (hip versus gable) and a secondary water barrier. A revised form (Rev. 04/26) took effect April 1, 2026.
Read the guide4-Point Inspections and Roof Certifications for Florida Insurance
A 4-point inspection is an insurance underwriting report on a home's roof, electrical, plumbing and HVAC systems, typically required on older homes — Citizens requires one on new applications for homes more than 20 years old. A roof certification (often called a roof inspection form) is a separate report estimating the roof's remaining useful life; Citizens requires documentation of at least five years remaining for shingle roofs over 25 years old and tile or metal roofs over 50. In South Florida a 4-point commonly costs about $75–$175, often bundled with a wind mitigation inspection.
Read the guideFlorida Roof Age and Insurance: The 15-Year Law and Citizens Rules
Under section 627.7011(5), Florida Statutes, an insurer may not refuse to issue or renew a homeowners policy solely because the roof is less than 15 years old. For roofs 15 years or older, the insurer must let you get an inspection by an authorized inspector, at your expense, before requiring replacement — and if it shows at least five years of remaining useful life, the insurer can't refuse solely because of roof age. Citizens separately requires proof of at least five years of remaining life for shingle roofs over 25 years old and tile or metal roofs over 50. The law applies to policies issued or renewed on or after July 1, 2022.
Read the guideHow to Find the Source of a Roof Leak in South Florida
Most South Florida roof leaks start in a handful of places: worn underlayment beneath tile, flashing at walls and chimneys, valleys, pipe boots and other penetrations, skylights, and rooftop A/C stands and lines. The ceiling stain is often several feet from the actual entry point, because water runs along the underlayment and framing before it drips. Many leaks that look like roof leaks are actually A/C condensate, plumbing, windows or stucco. Once the source is found, most leak repairs in Broward County run $450–$3,500.
Read the guideHow to Pay for a New Roof in Florida: Financing Options Compared
Most Broward County homes need $12,000–$22,000 for a new roof (the full range is about $9,000–$45,000). Homeowners usually pay with some mix of savings, a home equity loan or HELOC, a personal loan or FHA Title I loan (up to $25,000 for a single-family home), contractor-arranged financing, insurance proceeds when a covered storm caused the damage, and grants such as My Safe Florida Home (up to $10,000 for eligible hardening work). Residential PACE is available only where a county or city has authorized it; it is repaid on your property tax bill as a lien and, under Florida law, is capped at 20% of the property's just value and a 20-year term.
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