Updated 19 September 2026. An earlier version of this post described HB 715 as a 2026 sealed-deck mandate and treated SB 808 as law. HB 715 passed in 2025 and covers something else, and SB 808 died in committee. Both are corrected below, with sources.
Your roof is 17 years old. You got a letter from your insurance carrier last month asking for a recent inspection report. You've been meaning to call someone since February, and now it's July. The phone lines at every roofing contractor in Broward and Miami-Dade are backed up, permit queues are stretched, and the next tropical system is sitting off the coast of Cuba. This is exactly where too many South Florida homeowners end up, and 2026 has made the stakes higher than they were last year.
A lot of what homeowners hear about Florida roof law is half right. Some of the rules come from the Florida Building Code, some from statute, and a few of the most-repeated "new laws" never passed at all. Material costs in the High Velocity Hurricane Zone are higher than most homeowners expect, and if your roof is 15 years or older, your insurer can ask for more before renewing. None of this is meant to alarm you. It's just the current reality, and knowing it puts you in a much better position than your neighbor who hasn't read past the first paragraph of their renewal notice.
DR Construction & Roofing works across Broward, Palm Beach, and Miami-Dade counties. This is what we're seeing on the ground in 2026, and what it means for your roof project.
What Does HB 715 Actually Require?
HB 715 is a 2025 law (chapter 2025-40, signed 19 May 2025) about roofing contracts and roofers' scope of work. It does not create a sealed-deck requirement. It does three things homeowners will notice:
- Insurance notice in your contract. A contract to repair or replace a residential roof must include, in bold 14-point type, a notice telling you to check with your insurance company about coverage before you sign if the work relates to a claim.
- Cancellation window after a declared emergency. The right to cancel a residential roofing contract without penalty, within 10 days of signing or by the official start date of the work, whichever comes first, now covers any roofing contract signed within 180 days of a declared state of emergency for property inside the emergency area, whatever the reason for the work.
- Roof-to-wall connections. Licensed roofing contractors may now evaluate and strengthen roof-to-wall connections (hurricane straps and clips) on homes with wood roof decks, as part of a roof replacement or repair, inspected under the state's wind mitigation form, the building code, or project engineering.
That last change matters when you are replacing a roof anyway. Upgraded roof-to-wall connections are one of the items on the wind mitigation form insurers use for discounts, and doing them while the roof is open is far cheaper than doing them later.
Source: CS/CS/HB 715 (2025) on flsenate.gov.
The Sealed Roof Deck Rule Comes From the Building Code
Outside the High Velocity Hurricane Zone, the Florida Building Code requires a secondary water barrier, often called a sealed roof deck, when the roof covering on an existing wood-deck home is replaced (Existing Building code, section 706.7.2). Accepted methods include taping every sheathing joint and then installing an approved underlayment, or covering the whole deck with an approved self-adhering membrane. All of Broward and Miami-Dade sit in the HVHZ, where re-roof underlayment follows the HVHZ rules in section 1518 of the Florida Building Code instead. Either way, this comes from the building code, not from a 2026 law.
What this means practically: a compliant full replacement includes this step, and it costs more than a bare tear-off and re-cover. A bid that is far below the others may be leaving it out. Ask each contractor which secondary water barrier method they are using and how they will document it for the building department and your insurer.
The reason this matters for DR Construction & Roofing specifically is the dual license structure. The company holds both a roofing license (CCC 1328855) and a general contractor license (CGC 1507284). When the deck itself needs work alongside the underlayment, both sides of that job fall under the correct license. A roofing-only contractor may not be licensed to touch the structural deck. That creates a gap that slows projects down and can create permit problems during final inspection.
Quick win you can do today: Pull your last roof permit from your city or county building department's online portal. Confirm the installation date and the type of permit that was pulled. The date also matters for insurance, because Florida calculates roof age from the last time the whole roof was built or replaced to code.
What Happened to SB 808?
SB 808 was a 2026 bill about how insurers treat roofs 15 years and older. It died in committee on 13 March 2026 and never became law. If you have read that SB 808 lets insurers apply new inspection standards to older roofs, that is not the case.
What does apply is a 2022 law, section 627.7011(5) of the Florida Statutes, for homeowners' policies issued or renewed since 1 July 2022:
- An insurer cannot refuse to issue or renew your policy solely because of roof age if the roof is less than 15 years old.
- If the roof is 15 years or older, the insurer must let you get an inspection by an authorized inspector, at your expense, before it can require a replacement.
- If that inspection shows 5 or more years of useful life remaining, the insurer cannot refuse to issue or renew solely because of roof age.
The practical move is to get an inspection before your carrier requests one. Showing up with documentation is a different conversation than getting a letter asking for it. A licensed roofing contractor can be an authorized inspector if your insurer accepts them. DR Construction & Roofing can assess steep-slope tile and shingle roofs and low-slope flat or modified bitumen roofs, and document their condition for your insurer and your own records.
A roof that is 17 years old but in solid condition, with repairs documented and permits on record, is in a very different position than a 17-year-old roof with visible wear, missing tiles and no inspection history. Commercial policies are not covered by this statute, so owners of flat-roofed commercial buildings should ask their carrier directly what it requires at renewal. If you haven't had your flat roof assessed recently, that's the starting point.
Sources: SB 808 (2026), died in committee, on flsenate.gov; section 627.7011, Florida Statutes.
What Are Roofs Actually Costing in South Florida Right Now?
Roof replacement costs in 2026 vary significantly by material type, roof complexity, and whether the property sits inside the High Velocity Hurricane Zone, which covers all of Broward and Miami-Dade. The HVHZ carries additional cost because its fastening schedules and underlayment requirements are more demanding than the rest of the state. Anyone quoting well below market ranges on a full HVHZ replacement should be asked specifically how they're handling code compliance.
Here's a general breakdown of what full replacement projects are running in the South Florida market:
- Asphalt shingle systems: Architectural shingles with wind-rated underlayment and a code-compliant secondary water barrier are running in the $12,000 to $22,000 range for average residential footprints. Explore more on shingle roof systems to understand what's included in a compliant installation.
- Concrete tile systems: Barrel tile and flat tile roofs fall between $18,000 and $35,000. Weight load, attachment method, and underlayment type all affect where a specific job lands in that range. See the full picture on tile roof systems for South Florida.
- Standing seam metal: Metal roofing starts around $25,000 and can exceed $50,000 depending on roof size, pitch, and detail work. Metal performs well in coastal conditions and has strong longevity, but the upfront cost is real. Learn more about metal roofing options for HVHZ properties.
These are full replacement ranges, not repair costs. Residential roof repair for localized damage is a different conversation and a different price. What tends to catch homeowners off guard is going in expecting a repair and discovering the scope requires a full replacement to meet current code.
Get at least two documented quotes. Ask both contractors to itemize how they're handling the secondary water barrier, fastening schedules, and permit fees. Cost differences between legitimate licensed contractors in the same market often come down to those specifics.
When Should You Schedule Your Roof Project?
June through November is the worst time to discover a roofing problem in South Florida. Contractors are booked out, material lead times stretch, permit queues back up, and weather creates scheduling gaps that push completion dates further than anyone planned. If you're reading this in July and you're already in that position, here's what to do.
- Get an inspection scheduled immediately: Even if the full project can't start right away, having a documented current condition assessment matters. It protects you if a storm comes through before the work is done, and it gives your insurer something to work with.
- Start the permit process now: DR Construction & Roofing handles permitting directly. Don't wait for a contractor who relies on unlicensed subs to navigate the county building department. The back-and-forth adds weeks to a timeline that's already tight.
- Order materials early if you can confirm scope: Supply chain issues for compliant underlayment products and fastening hardware have created lead time variability. Getting materials committed to your project earlier in the process reduces the risk of weather-window gaps.
If your roof is approaching 15 years and you're reading this before December, the dry season window from December through May is when you want to have inspections, permits, and replacement projects locked in. That planning timeline sounds aggressive until you've missed it once and spent a summer exposed.
Quick win you can do today: Walk your roof perimeter from the ground with binoculars. Look for lifted, cracked, or missing tiles or shingles. Check the fascia line for soft spots or staining. Take photos with your phone and date-stamp them. This gives you a documented baseline before any inspector or adjuster shows up.
Why South Florida Roofs Are Different
The combination of salt air, extreme UV exposure, summer rainfall intensity, and HVHZ wind requirements means South Florida roofs age and fail differently than roofs anywhere else in the country. National roofing guides, cost calculators, and lifespan estimates don't apply here. A 20-year shingle rated for a Kansas climate is not a 20-year shingle on a house a mile from the Intracoastal in Pompano Beach.
Salt air accelerates corrosion on fasteners, flashings, and metal components. Barrel tile roofs that look intact from the street can have failed underlayment that's been channeling water into the deck for years. Flat roofs on commercial properties blister and separate at seams from the combination of standing water and South Florida UV load. And none of this counts the mechanical damage from storm events, which reset the clock on apparent roof condition without any obvious visible sign.
The HVHZ designation that covers all of Broward and Miami-Dade isn't bureaucratic friction. It's a building standard that reflects actual wind load data from past storms. Fastening schedules under HVHZ requirements are more aggressive than the rest of the state because the wind events are more aggressive. A contractor who treats a Broward or Miami-Dade job like a Palm Beach County installation isn't just cutting corners; they're pulling the wrong permit for the jurisdiction and leaving you with a roof that won't pass inspection.
DR Construction & Roofing serves all three counties and understands that the answer changes depending on where the property sits. Check the full service area to confirm coverage for your specific location.
Quick win you can do today: If your property is in Palm Beach County near the Broward line, confirm which county it is in before you collect quotes. Broward and Miami-Dade are HVHZ; Palm Beach is not, and that changes the cost, the permit path, and the material specifications for your project.
Why Choose DR Construction & Roofing?
DR Construction & Roofing is a family-owned and woman-owned roofing contractor with more than 20 years of experience operating specifically in South Florida's coastal and HVHZ conditions. The dual licenses (CGC 1507284 and CCC 1328855) cover both roofing and general construction, which matters when a job touches the deck structure, the fascia line, or anything beyond the surface roof system itself.
Most roofing contractors hold only a roofing license. When structural deck work comes into scope, they either subcontract it out or skip documentation they shouldn't be skipping. DR Construction & Roofing handles both sides of that work under the correct license, which means one point of contact, one permit path, and no gaps in documentation for your insurer or building official.
The team is available seven days a week and covers Broward, Palm Beach, and Miami-Dade counties. Whether the project is a residential roof repair, a commercial roof repair, or a full replacement under current code, the permit process is handled directly. You can also review license details and homeowner testimonials before making a call.
The Bottom Line
Here's what matters: the sealed roof deck rule comes from the building code, HB 715 changed your roofing contract and what roofers can do for your roof-to-wall connections, and SB 808 never became law. If your roof is 15 years or older, the time to get it inspected and documented is before your carrier asks you to. And if you're planning any replacement or repair, the contractor you hire needs to know the current code well enough to pull the right permit and install to the right standard.
Your next step: Start with the instant roof estimate, or call (754) 779-3650.
Frequently Asked Questions
Does the sealed roof deck rule apply to repairs, or only full replacements?
Outside the High Velocity Hurricane Zone, the Florida Building Code requires a secondary water barrier, or sealed roof deck, when the roof covering on an existing wood-deck home is replaced; in Broward and Miami-Dade the HVHZ underlayment rules apply instead. Neither comes from HB 715. Localized repairs are handled differently. Ask your contractor what type of permit they are pulling, because the scope of the job determines which requirements apply.
My roof is 16 years old and my insurer hasn't contacted me yet. Should I still get an inspection?
Yes. Under section 627.7011(5) of the Florida Statutes, an insurer must let you get an inspection by an authorized inspector before requiring a replacement on a roof 15 years or older, and cannot refuse to renew solely because of roof age if that inspection shows 5 or more years of useful life left. Getting the inspection on your own timeline puts you in a much better position than responding to a carrier's request under a deadline.
What's the difference between a roofing license and a general contractor license, and why does it matter?
A roofing license (CCC) covers the roof system itself. A general contractor license (CGC) covers structural work, including the roof deck. When a replacement project reveals deck damage, soft spots, or compromised sheathing, a contractor with only a roofing license can't legally do that structural work. DR Construction & Roofing holds both licenses, which means the full scope of a replacement project stays under one contractor without subcontracting the structural side.
Did SB 808 change how insurers treat older roofs?
No. SB 808 was filed in the 2026 session and would have added separate rules for low-slope and steep-slope roofs 15 years and older, but it died in committee on 13 March 2026 and never became law. The rules that apply to homeowners' policies are still the 2022 ones in section 627.7011(5). Commercial policies are not covered by that statute, so ask your carrier what it requires for a flat commercial roof.
How long does the permit process take for a full roof replacement in South Florida right now?
Permit timelines vary by county and by time of year. During peak hurricane season, building departments in Miami-Dade, Broward, and Palm Beach can run several weeks out on permit approvals. Contractors who handle the permit process directly and have a working relationship with the local building department move faster than contractors relying on unlicensed subs or unfamiliar with the specific county's requirements. There's no guaranteed timeline, but starting early and working with a contractor who manages permitting in-house is the practical way to reduce delays.