If your Orlando home is in a deed-restricted community, a homeowners' association may have a say in how your house looks. A roof covers much of what neighbors see, so an architectural review committee usually wants to approve the material and color. Florida law limits that power and sets rules for how the HOA uses it. This guide covers section 720.3035, Florida Statutes, as of 2026.
| Question | What s. 720.3035 says |
|---|---|
| Where HOA authority comes from | The declaration or published guidelines |
| How standards must be applied | Reasonably and equally to all owners |
| If the documents offer material options | The HOA cannot restrict your choice among them |
| Permit before HOA review | The HOA cannot require one |
| If the HOA denies your request | Written notice citing the specific rule |
| Hurricane protection, including qualifying roofs | Cannot deny a request that meets the HOA's specifications |
Does my HOA have the right to approve my roof?
Only if your governing documents give it that right. The statute limits an association's authority over plans, specifications and exterior appearance to what the declaration or other published guidelines specifically state or reasonably imply. Look for an architectural review or design standards section in your declaration, and ask the HOA for its current guidelines. If the documents require approval for exterior changes or name roofing materials and colors, plan on submitting an application.
The association must apply its standards reasonably and equally to all owners. It also cannot enforce a policy that conflicts with your rights under the declaration, whether or not it applies that policy to everyone.
What can the HOA control about a new roof?
What the documents say it can. Common items are:
- Roofing material, such as shingle, tile or metal
- Color and profile
- Visible accessories, such as vents and skylights
If your declaration or guidelines list approved options, such as three shingle colors, the HOA cannot restrict your right to choose among them. It can refuse an option the documents do not allow.
The statute also limits review of things neighbors cannot see. An HOA may not regulate parts of a structure that are not visible from the frontage, an adjacent parcel, adjacent common area or a community golf course. Underlayment and deck nailing are hidden once the roof is on, so those are matters for the building code and your inspector, not the HOA.
How does the hurricane protection rule apply to roofs?
Every HOA board or architectural committee in Florida must adopt hurricane protection specifications for each structure, and those specifications must comply with the building code. Florida defines hurricane protection to include roof systems recognized by the Florida Building Code that meet the ASCE 7-22 standard. Once specifications exist, the board may not deny an application for hurricane protection that conforms to them, even if other provisions of the governing documents say otherwise. It may require you to follow an existing unified building scheme for exterior appearance, so a color rule can still apply.
Ask your HOA for its hurricane protection specifications along with its roof guidelines. Our guide to Florida Building Code roof requirements explains what a code-compliant reroof includes.
How do I get a roof approved the first time?
- Read your declaration and guidelines. Note any approved materials, colors and the review timeline.
- Get a written proposal that names the exact product line, color and any visible accessories.
- Submit the HOA's application with the product brochure or color sample it asks for.
- Pull the permit. Your roofer files with the City of Orlando or Orange County, depending on your address. The HOA cannot require the permit before its review.
- Keep the written approval with your permit and contract.
The roof permits guide covers the government side. HOA approval and the building permit are separate, and you need both. Our Lake Nona and Windermere pages cover HOA review in those communities.
What if my HOA says no?
The statute requires a denial to be in writing, stating with specificity the rule or covenant the HOA relied on and the part of your proposal that does not conform. If you get a verbal no, ask for that written notice. It tells you exactly what to change.
If the association unreasonably, knowingly and willfully infringes your rights, the statute lets you recover damages, including costs and reasonable attorney fees. Consult an attorney before you install a roof without approval, because your declaration may let the HOA take action over unapproved work.
Does HOA review change my timeline or cost?
It can. A required material or color may cost more than the base option, and a review meeting can push your start date. Build the HOA's review time into your plan, especially before hurricane season. See how long roof replacement takes and compare material prices in the Orlando roof replacement cost guide. If the HOA requires tile or metal, the shingle vs metal vs tile guide and roof financing can help you plan.
For a written proposal with the product details your HOA will ask for, book a free roof inspection.
