Florida roofing law comes up in almost every conversation we have about an older roof, usually because a neighbor, an insurance letter or a door-knocker mentioned a rule. Most of what people have heard is a mix of real changes from 2022 and rumors about new ones. Here is what the statutes and the building code actually say, and what it means for a roof in Palm Coast.
We are roofers, not tax advisors or lawyers; confirm with your CPA or your insurance agent before acting on any of this.
What is the 25% rule for roofing?
Under the Florida Building Code (Existing Building, section 706.1.1) and section 553.844(5), Florida Statutes, if more than 25 percent of a roof section is repaired, replaced or recovered within any 12-month period, the whole section must meet current code. Since 2022, roofs built, repaired or replaced to the 2007 code or later are exempt: only the repaired portion must comply.
That exemption came from Senate Bill 4-D in May 2022 (chapter 2022-269, Laws of Florida). As we understand it, the 2007 code took effect in early 2009, so as a rule of thumb, roofs permitted from 2009 on generally fall under the exemption.
One more detail matters on a real job. As we understand a declaratory statement from the Florida Building Commission, the work needed to tie a repair into the rest of the roof generally does not count toward the 25 percent.
What that means for a Palm Coast homeowner
If your roof dates from the 1990s or early 2000s, a storm repair larger than a quarter of a section can turn into a full replacement of that section by law, whatever the roofer or the homeowner would prefer. On a roof permitted from 2009 on, it generally cannot.
That is why we check the permit history before we quote a large repair. It tells us which side of the line your roof sits on, and it keeps a repair quote from turning into a surprise once the permit is applied for. If you are not sure when your roof went on, a free roof inspection starts there.
The 15-year insurance rule
The other rule people ask about is roof age and insurance. Section 627.7011(5), Florida Statutes (2025), which came out of the 2022 special-session insurance law, says:
- An insurer may not refuse to write or renew a homeowners policy on a roof less than 15 years old solely because of the roof’s age.
- For a roof 15 years or older, you can have it inspected by an authorized inspector, at your own expense. If the inspection shows at least 5 years of useful life remaining, the insurer cannot refuse to write or renew on age alone.
- Roof age is counted from the last date 100 percent of the roof surface was built or replaced. A partial reroof does not reset the clock.
- It applies to policies issued or renewed on or after July 1, 2022.
Note the word “solely.” An insurer can still act on the roof’s condition. A roof under 15 years old with real damage is a different conversation from a sound roof that is simply old.
Section 627.7011(3)(a) adds a detail that catches people after a claim: an insurer may limit the roof payment to actual cash value until it has proof that you paid the roof deductible.
Claim deadlines and assignment of benefits
As we understand the December 2022 insurance changes, the deadline to report a new claim is generally one year, and generally 18 months for a supplemental claim. The same law ended assignment of benefits on new policies. Confirm the deadlines that apply to your policy with your agent, because they matter most right after a storm. Our insurance claims page explains how we document damage and work with your adjuster.
My Safe Florida Home
Senate Bill 7028 in 2024 (chapter 2024-107) gave the My Safe Florida Home program $200 million and new eligibility rules effective July 1, 2024. As of October 2026, the program site offers free wind-mitigation inspections and grants of up to $10,000. News reports in May 2026 said money left over from the previous year keeps grants going in 2026, with no new appropriation. Check mysafeflhome.com before you plan around it.
The building code editions
The 8th edition (2023) Florida Building Code took effect December 31, 2023. The 9th edition (2026) is scheduled to take effect December 31, 2026. Permits applied for before that date are generally reviewed under the edition in force when the permit was applied for.
As for the legislature: as we understand it, no 2026 bill changing the 25 percent rule passed. As far as we can tell, House Bill 815, a 2026 bill on roofing requirements for insurance, died in committee in March 2026.
What is the new law in Florida about roofs?
As of October 2026, there is no single new 2026 roof law. People usually mean the 2022 changes (the 25 percent rule exemption for roofs built to the 2007 code or later, the 15-year insurance rule, shorter claim deadlines), the 2024 My Safe Florida Home expansion, and the 9th edition Florida Building Code due December 31, 2026.
If someone at your door tells you a new law requires you to replace your roof this year, ask them which statute. The answer is usually one of the rules above.
Why the permit matters
We pull the permit on every replacement, and on any repair that needs one, under our Florida license, CCC057958. The code requires it, but it is also good for you. The permit is the record that proves your roof’s age to an insurer years from now, and it shows which code edition the roof was built to, which decides how the 25 percent rule treats it. A roof replaced without a permit has no clean record of either.
Our free inspection can tell you where your roof stands against the 15-year rule, whether a large repair would trigger the 25 percent rule, and whether a roof repair or a roof replacement is the honest answer. Before hurricane season, our hurricane season roof checklist covers what to look at from the ground.
We are a family-owned, third-generation company working across Flagler County, and we call back within one business day. Contact us or call (386) 864-9600. More common questions are on our roofing FAQ.