Guide
Roof repair or replacement?
Not every leak means a new roof, and not every repair is worth paying for. Here is how to tell which way your roof is heading, and what Florida rules change the answer.
Call hours: Mon–Fri 8:30am–7pm, Sat 9am–4pm
Signs to look for
Usually repairable
- A leak traced to one source: a vent boot, a nail pop, flashing at a wall or chimney
- Isolated storm damage on an otherwise sound roof
- A few cracked tiles on a tile roof whose underlayment is still good
- Clogged valleys or gutters causing water to back up
Usually time to replace
- Granule loss, curling and cracking spread across the roof
- Repeated leaks in different places, or the same leak returning after repairs
- Soft or sagging decking, or daylight visible from the attic
- Underlayment failure under tile
- An inspection giving the roof less than five years of life
Age, insurance and the 2007 code line
Roof age matters more in Florida than in most states because insurers ask about it. Under s. 627.7011(5), for a roof at least 15 years old an insurer must let you have it inspected before requiring replacement, and may not refuse to issue or renew a policy solely because of age if an authorized inspector finds at least five years of useful life left.
The old "25% rule" also changed in 2022. Under s. 553.844(5), if a roof was built, repaired or replaced to the 2007 Florida Building Code or later, then even when 25% or more of it is repaired, only the repaired part has to meet the current code. On older roofs, a large repair can still trigger more work, which is one reason contractors quote replacement on older homes.
On the call
Questions to ask the contractor
- What exactly is failing, and can you show me photos?
- How many years does the roof have if it is repaired?
- What would a repair cost, and what would a replacement cost?
- Does the 25% rule affect my roof, and how?
- Will a repair or a replacement change my wind mitigation or insurance inspection results?
Questions
Repair or replace: common questions
Is it worth repairing a 15-year-old roof?
It depends on the roof's condition, not only its age. A sound roof with one damaged area may be worth repairing. A roof showing wear all over usually is not, and in Florida its age can also affect your insurance. Ask for an honest estimate of remaining life.
Can a roofer patch a leak and replace the roof later?
Often, yes, as long as the patch is a real repair and not hiding a wider problem. It is reasonable to ask for a repair price and a replacement price at the same visit.
Does the 25% rule mean I must replace my whole roof?
Not necessarily. Under s. 553.844(5), if the roof was built, repaired or replaced to the 2007 Florida Building Code or later, only the portion being worked on has to meet the current code even when that is 25% or more. Older roofs can be treated differently, so ask the contractor how the rule applies to yours.
Leaning towards a new roof?
Talk to a Clearwater roofing contractor
Call and you are connected with an independent roofing contractor serving Clearwater, Dunedin, Largo, Safety Harbor and Palm Harbor. Ask them to look at the roof and price the replacement.
Planning a new roof? Speak with a local roofing contractor.
You are connected with an independent roofing contractor that serves your part of Pinellas County.
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