Question 1

How much does a new roof cost in South Florida?

Accepted Answer

New roof costs in Broward and Palm Beach Counties typically range from $9,000 to $70,000+ depending on roof size, material type, and system complexity. Shingle roofs ($4.50–$16/sq ft) are the most cost-effective, while tile roofs ($12–$35/sq ft) and metal roofs ($8–$28/sq ft) offer greater longevity. A 2,000 sq ft shingle roof averages $14,000–$22,000 installed. Tile roofs of the same size typically cost $24,000–$48,000. Final pricing depends on roof pitch, layers to remove, HVHZ fastening requirements, and code compliance upgrades.

Question 2

What affects roof replacement cost the most?

Accepted Answer

Roof replacement cost is driven by the roof system requirements and the quality of installation, not just the material. The biggest pricing factors usually include roof size and complexity, tear-off requirements, HVHZ code compliance, underlayment and flashing details, ventilation upgrades, and any hidden decking repairs. Just as important: the crew installing the roof. Companies with specialized crews, experienced supervision, and consistent workmanship standards typically cost more than low-bid contractors using rotating subcontractors or day labor. In roofing, the cheapest quote often becomes the most expensive once repairs, leaks, and rework show up later.

Question 3

Why are some roofing quotes so much cheaper than others?

Accepted Answer

Lower quotes are often cheaper because corners are being cut somewhere—labor quality, supervision, underlayment/flashing details, code compliance, or warranty coverage. Roofing isn't just materials; it's a system. The best value usually comes from a contractor with trained crews, consistent installation standards, and a track record of roofs that perform long-term—not just the lowest number on paper.

Question 4

Does it matter how long a roofing company has been in business?

Accepted Answer

Yes. Longevity often signals that a company has stable crews, repeatable installation processes, and accountability after the job is done. Roofing problems don't always show up on day one—so choosing a company with a proven history can reduce the risk of callbacks, ongoing leaks, and "can't get them back out here" situations.

Question 5

Is it better to repair a roof or replace it?

Accepted Answer

Start with a diagnostic roof inspection to evaluate localized failure versus widespread deterioration. Repair is often the better first option when damage is confined to specific slopes, penetrations, or flashings—addressing the failure pattern without replacing sound areas. Replacement becomes necessary when deterioration is roof-wide, repeat failures are likely, or the system can no longer perform reliably. In Florida, repairs may also position a roof for the 5-year certification pathway under Florida Statute § 627.7011(5)(a), allowing insurers to renew based on roof condition rather than age alone when a qualified professional certifies 5+ years of useful life. This approach can defer replacement costs, support insurance renewals, and provide time for planned capital budgeting. Outcomes depend on inspection findings, repair scope, and individual roof condition.

Question 6

Do tile roofs cost more than shingles?

Accepted Answer

Yes. Tile roofs cost 2–3 times more than asphalt shingle roofs due to material weight, installation complexity, and enhanced underlayment requirements. Concrete tile systems cost $12–$24 per square foot installed, while premium clay tile can reach $22–$35 per square foot. Shingle roofs range from $4.50–$16 per square foot. However, tile roofs typically last 40–50+ years compared to 20–30 years for shingles, offering better long-term value despite higher upfront cost.

Question 7

Does insurance cover roof replacement in Florida?

Accepted Answer

Insurance covers roof replacement in Florida only when damage results from a covered peril (wind, hail, fire) rather than normal wear and age-related deterioration. Wind damage from hurricanes or tropical storms is commonly covered, subject to deductibles and policy limits. Age-related granule loss, UV degradation, and general wear are not covered. Many Florida policies now include special hurricane deductibles (percentage of dwelling coverage) and depreciation schedules that reduce coverage as roofs age. Always obtain a professional roof inspection to document storm damage before filing claims.

Question 8

How long does a roof replacement take?

Accepted Answer

Most residential roof replacements in South Florida take 2–7 days depending on roof size, material type, weather, and system complexity. Shingle roofs on homes under 2,500 sq ft typically complete in 2–3 days. Tile roof installations require 4–7 days due to weight, fastening requirements, and underlayment installation. Metal roofs take 3–5 days for proper panel seaming and clip attachment. Flat or low-slope commercial roofs vary widely based on membrane type and roof area. Permit processing adds 1–3 weeks before work begins. Weather delays are common during Florida's rainy season (June–September).

Question 9

What is the average cost per square foot for a new roof in Broward County?

Accepted Answer

Broward County roof replacement costs average $8–$20 per square foot installed, depending on material type and HVHZ compliance requirements. Shingle roofs cost $7–$14/sq ft, concrete tile $14–$22/sq ft, metal roofs $12–$24/sq ft, and flat membrane systems $8–$16/sq ft. Broward County properties require HVHZ-compliant fastening, which adds $1–$3 per square foot compared to non-HVHZ installations. These ranges include tear-off, disposal, new underlayment, installation, and all required flashings.

Question 10

Can I get financing for a roof replacement?

Accepted Answer

Yes. Most roofing contractors in South Florida offer financing options through third-party lenders with approved credit. Monthly payment plans typically range from 12–180 months with interest rates from 0% (promotional) to 12%+ depending on credit score and term length. Financing allows homeowners to address urgent roof needs without depleting savings. Home equity lines of credit (HELOCs) and cash-out refinancing are alternative options that may offer lower interest rates for qualified borrowers.

Roof Type	Avg Cost per Sq Ft (South Florida HVHZ)	Typical Lifespan	Best Use Case
Asphalt Shingle	$8–$12	15–25 years	Code-compliant residential replacements
Tile (Concrete / Clay)	$10–$18	30–50 years	Long-term durability, HOA & coastal homes
Metal (Standing Seam)	$12–$20	40–70 years	Wind resistance, solar-ready systems
Flat / Low-Slope	$10–$16	20–30 years	Commercial & modern residential roofs

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