What is Florida's 25% roof rule?

Picture two neighbors on the same Orlando street after a storm. Each loses about a third of their shingles. One roof went on in 2005, the other in 2012. The 2005 roof has to be replaced in full. The 2012 roof can be patched. The difference is Florida's 25% roof rule and the 2022 law that changed it.

Where does the 25% rule come from?

It is code, not insurance policy language. The rule sits in the Existing Building volume of the Florida Building Code, Section 706.1.1. The text is quoted in Florida Building Commission staff analysis DS-2021-007. It caps repair, replacement or recover work at 25 percent of the total roof area or roof section of an existing building in any 12-month window. Go past that, and the entire roofing system or section must be replaced to current code.

Three details trip people up:

1. Work counts, damage does not. The code measures area being repaired, replaced or recovered.
2. Sections can stand alone. On a house with distinct roof sections, the limit can apply to one section instead of the whole home.
3. The clock runs for 12 months. A 15 percent patch in March plus a 15 percent patch in August adds up to 30 percent.

The logic is simple. A roof that is more than a quarter patched is part old standard and part new standard. The code would rather see the whole section meet the current wind rules.

How did SB 4-D change the rule in 2022?

The Legislature passed SB 4-D in a May 2022 special session. It became Chapter 2022-269 and added subsection (5) to Section 553.844 of the Florida Statutes.

Under that subsection, a roofing system or section put on, repaired or replaced under the 2007 Florida Building Code, or any edition after it, gets different treatment. When 25 percent or more of it is being repaired, replaced or recovered, only the part being worked on must meet the code in effect. The rest can stay.

Two more points from the law. Local governments cannot change this exception by ordinance, so it works the same in Orlando, unincorporated Orange County and every other Florida city. And the Florida Building Commission was told to write it into the code.

Which side of the line is my roof on?

The permit date for your last full reroof decides it. The 2007 edition did not take effect until March 1, 2009, so a roof permitted in 2008 was still built under the older code.

• Permitted under the 2007 code or later. The exception likely applies. A big repair alone will not force a full replacement.
• Permitted before the 2007 code. The original rule applies. Storm repairs that pass 25 percent in a year mean the roof or section gets brought to current code.

Do not judge by looks. A clean roof can still predate the 2007 code. Your wind mitigation report may list the roof permit date as well. Our wind mitigation inspection guide shows where to find it.

Will my insurer pay for a full roof if the rule applies?

The rule tells you what the building department will require. It says nothing about what your insurer must pay.

On an older roof that crosses the line, the added cost of bringing the full section to code is a law and ordinance expense. Florida requires insurers to offer that coverage before writing a homeowners policy, capped at 25 or 50 percent of the dwelling limit as the policyholder picks (section 627.7011, Florida Statutes). Your declarations page shows whether you have it and how much. A roofer cannot read your policy for you under Florida law, so ask your agent.

On a newer roof covered by the 2022 exception, expect the claim to center on the damaged area. Our guide to whether homeowners insurance covers roof replacement in Florida covers the rest of the claim.

How do roofers measure the 25 percent?

We measure the full roof, or each section, and then the area that needs work. On a hip roof with several planes, the roof's own ridges, valleys and breaks often mark the sections. The building department makes the final call on how the code applies.

Every damaged spot gets photos and measurements, so you, your adjuster and the building official work from the same numbers. If someone already patched the roof earlier this year, say so. That work counts toward the 12-month total.

Should I replace the roof anyway?

Sometimes it makes sense even when the code does not force it. An old roof that has started leaking in one spot tends to leak in the next one soon after. Our repair vs replacement guide walks through that call, and the Orlando roof replacement cost page lists current prices.

After storm damage, a free roof inspection is a good first step. We measure the damage, look up the permit history and tell you which side of the 2007 line your roof falls on. If water is already getting in, go to our storm damage repair service.