Free homeowner tool
Repair or replace?
Tell us the roof type, its age, how much of it is affected and how many leaks you have. You get an honest read on which way to go, the 25% rule explained, and what kind of repair or replacement to expect on the estimate.
Our read
Pick the roof type and enter its age to see which way we would lean.
Florida's 25% rule
The Florida Building Code (Existing Building, section 706.1.1) says that when more than 25% of a roof or roof section is repaired, replaced or recovered in any 12-month period, the whole roof or section has to be brought up to current code.
In 2022 the Legislature (Senate Bill 4-D) added an exception: a roof that was built, repaired or replaced to the 2007 Florida Building Code or a later edition — in practice, permitted from March 2009 on — no longer has to be replaced in full just because more than 25% of it is being repaired. Roofs older than that still fall under the full rule.
How the rule is applied varies by jurisdiction — verify with your city or county building department before you commit to a repair.
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What the read looks at
Age against the typical range
Every roof type has a typical Florida lifespan. A repair on a roof with years left protects that time; a repair on a roof past its range buys months.
How much is affected
One spot is a repair. Half the roof is a replacement without the benefits of one. In between, Florida's 25% rule decides a lot.
How many leaks
Separate leaks in separate places usually mean the system — the underlayment, the fasteners, the flashing — is giving out, not one detail.
The 25% rule and the 2022 change
Repair more than a quarter of a roof in a year and the code can require the whole section to be brought current, unless the roof was built to the 2007 Florida Building Code or later. We state both; your building department applies them.
Want the lifespan side of it in more detail? Check how much life is left in your roof, price the replacement with the roof replacement scope calculator, or see our roof repair page.
Repair or replace questions
- What is Florida's 25% roof rule?
- Section 706.1.1 of the Florida Building Code, Existing Building volume: when more than 25% of a roof or roof section is repaired, replaced or recovered in any 12-month period, the entire roof or section has to be brought up to current code. It exists so that a roof doesn't get patched forever without ever meeting the wind requirements.
- What changed in 2022?
- Senate Bill 4-D added an exception for roofs built, repaired or replaced to the 2007 Florida Building Code or any later edition — in practice, roofs permitted from March 2009 on. Those roofs no longer have to be replaced in full just because more than 25% is being repaired. Older roofs still fall under the full rule. How it is applied can vary, so verify with your city or county building department.
- My roof is old but only one spot leaks. Repair or replace?
- Often a repair is still the right first move, as long as the underlayment around the leak is sound and the rest of the roof is holding. What we tell homeowners honestly is how long we expect the repair to buy them. If the answer is 'a season', the money is better put toward the replacement.
- Should I file an insurance claim before repairing?
- Talk to your agent first — the adjuster usually wants to see the damage before permanent work starts. We can dry the roof in temporarily to stop the water, photograph what we find and give you a written scope. Whether a claim is covered is between you and your carrier.
- Will a repair pass a wind-mitigation inspection?
- A repair doesn't change what the inspection documents about the roof as a whole — the covering, how the deck is nailed, how the roof is tied to the walls. A full replacement to current code usually improves those items. Ask your agent what your carrier is looking for.
- Why doesn't the tool show a repair price?
- Because we don't quote a roof we haven't looked at. Access, roof type, how far the water has travelled and what we find under the surface all change the number. The tool tells you which kind of repair to expect — minor or a section — and the free estimate puts the real price in writing.
Get a free roof inspection
Tell us what you are seeing. A roofer traces the leak, photographs what we find, and tells you whether a repair will hold — in writing.