Published October 12, 2026 · Epoch Roofing
If you've had a roof leak in Florida, you may have heard someone say, "If more than 25% of the roof is damaged, you have to replace the whole thing." That used to be largely true. In 2022 the law changed, and many homeowners (and some contractors) are still working from the old rule.
Here's what the Florida 25% roof rule says today, how it affects repair-or-replace decisions, and what Florida law says about roof age and insurance. This is general information, not legal advice. Your local building department, policy and situation determine what applies to your home.
The old 25% rule
For years, the Florida Building Code required that if more than 25% of a roof was repaired, replaced or recovered within a 12-month period, the entire roof had to be brought up to the current code. In practice, that often meant moderate storm damage could trigger a full roof replacement.
What changed in 2022 (SB 4-D, s. 553.844(5), F.S.)
During its May 2022 special session, the Florida Legislature passed Senate Bill 4-D (Chapter 2022-269, Laws of Florida), effective May 26, 2022. It added subsection (5) to Florida Statute 553.844, which says, in plain terms:
If an existing roof, or roofing system, was built, repaired or replaced in compliance with the 2007 Florida Building Code or later, and 25% or more of it is repaired, replaced or recovered, only the portion being repaired, replaced or recovered must meet the current Florida Building Code.
What this means for you
- Roofs installed to the 2007 Florida Building Code or later: A large repair no longer automatically forces a full replacement. Only the repaired section must meet current code.
- Older roofs (built to codes before 2007): The exemption doesn't apply. A repair of 25% or more may still require the full roof to be brought up to current code.
Your roofing permit history usually shows when the roof was installed and under which code. Your county or city building department keeps these records.
Repair or replace? How to decide
The 25% rule is only part of the picture. Even when a repair is legally allowed, it isn't always the smartest choice. Consider:
When repair makes sense
- The roof is relatively young and in good overall condition.
- The damage is limited to one area (a few cracked tiles, missing shingles, a flashing leak).
- Matching materials are still available.
When replacement may make more sense
- The roof is near the end of its expected life.
- There are leaks in multiple areas, or the underlayment is failing.
- The roof was built before the 2007 code, so a large repair could trigger full compliance anyway.
- Your insurance company is asking about the roof's age or condition.
We'll give you an honest recommendation either way. See our roof repair and roof replacement pages, or read our Sarasota roof replacement cost guide.
Roof age and insurance: what Florida law says (s. 627.7011, F.S.)
Roof age is one of the biggest factors in whether Florida homeowners can get or keep insurance. Florida's 2022 property insurance reforms added protections in Florida Statute 627.7011:
- Roofs under 15 years old: An insurer may not refuse to issue or renew a homeowner's policy solely because of the roof's age if the roof is less than 15 years old.
- Roofs 15 years or older: The homeowner may have the roof inspected, at the homeowner's own expense, by an authorized inspector. If the inspection shows the roof has at least 5 years of remaining useful life, the insurer may not refuse to issue or renew solely because of roof age.
These protections are about roof age alone. An insurer can still consider the roof's actual condition, damage and other underwriting factors. Ask your insurance agent which inspections and forms your carrier accepts.
Common myths
"Any roof repair over 25% means a new roof."
Not since 2022 for roofs built to the 2007 code or later. Only the repaired portion must meet current code.
"My insurer can drop me because my roof is 12 years old."
Under s. 627.7011, an insurer can't refuse to issue or renew a policy solely because a roof is under 15 years old. Condition and other factors can still matter.
"Insurance will replace my roof because it's old."
Insurance covers sudden damage from covered events, not normal wear. See our guide to filing a hurricane roof insurance claim in Florida.
Frequently asked questions
What is the 25% roof rule in Florida?
Under the old rule, repairing more than 25% of a roof within 12 months required the whole roof to meet current code. Since 2022, under s. 553.844(5), F.S., if the roof was built to the 2007 Florida Building Code or later, only the repaired portion must meet current code.
Does the 25% rule still apply to older roofs?
Roofs that weren't built, repaired or replaced to the 2007 Florida Building Code or later don't get the 2022 exemption, so a large repair may still require full compliance.
Can my insurer cancel my policy because of roof age?
Under s. 627.7011, F.S., insurers can't refuse to issue or renew solely because a roof is under 15 years old. For roofs 15 years or older, an inspection showing at least 5 years of remaining life prevents refusal based solely on age.
How do I know what code my roof was built to?
Your roofing permit and its date usually show this. Your county or city building department keeps permit records.
Should I repair or replace my roof?
It depends on the roof's age, condition, the extent of damage and your insurance situation. A local, licensed roofer can walk the roof and give you an honest recommendation.
Get an honest repair-or-replace opinion
Epoch Roofing is a Florida State Certified Roofing Contractor (FL License #CCC1332554) serving Sarasota, Bradenton, Venice, North Port, Port Charlotte, Fort Myers and Naples. Every roof we install is backed by our written 5-year workmanship warranty plus the manufacturer's material warranty. Call (866) 606-4049, email info@epochroofing.com, or schedule a free estimate.