A roof replacement in Boca Raton means stripping the old roof down to the wood deck, renailing and sealing that deck to the current Florida Building Code, and installing a new covering under a city or county permit. The usual choices are concrete tile, clay tile, metal, architectural shingle, or a membrane on flat sections, and in a gated community the HOA narrows them. Call Boca Tile Roof Repair at (773) 207-0769 and we will send a licensed roofer to inspect the roof, tell you plainly whether it is due, and give you a price before any work starts.
Many Boca Raton roofs went on after Hurricane Wilma in 2005 and are turning 20 together, when underlayment gives out and insurers ask about roof age. Not every older roof needs a full reroof, and this page covers how to tell, what Florida law says and how the job runs.
By Boca Tile Roof Repair · Updated
Signs a Boca Raton Roof Is Past Repair
A roof is past repair when each fix exposes the next problem, or when the layer that keeps water out has worn out everywhere.
On a tile roof
Tile can outlast two or three underlayments. The tell is underneath: felt that crumbles when an eave tile is lifted, soft decking, and ceiling stains in more than one room. If the tiles are sound, the answer may be tile underlayment replacement. If they are brittle, discontinued or mortar-set, a tile roof replacement usually makes more sense.
On a shingle roof
Shingle roof replacement comes due sooner here than up north because the sun breaks down the asphalt. Watch for curled edges, bald patches and lifted tabs.
On flat and metal sections
A flat roof that ponds, blisters and carries layers of patches is near the end. On metal, look for rust through the panel or fastener failures along whole runs. See flat roof repair and metal roof repair for what can still be fixed.
Not, by itself, a reason to replace
- A few cracked or slipped tiles, which a tile roof repair handles
- Loose ridge or hip mortar
- One worn pipe flashing or valley
See how to decide between repairing and replacing a tile roof.
Repair, Partial Reroof or Full Replacement: Florida's 25% Rule Since 2022
Historically, Florida's "25% rule" meant that repairing more than 25% of a roof section within 12 months triggered bringing the whole section up to current code, which often meant replacing it.
The 2022 law (SB 4-D, s. 553.844 of the Florida Statutes) changed that for newer roofs. If your roof was built, repaired or replaced under the 2007 Florida Building Code or later, only the damaged part has to be repaired, to current code. Older roofs can still be pushed to full replacement.
| Roof situation | What usually follows |
|---|---|
| Built, repaired or replaced under the 2007 Florida Building Code or later | The damaged area can be repaired on its own, to current code |
| Older than the 2007 code, small repair | A repair is normally allowed |
| Older than the 2007 code, repair over 25% of a section in 12 months | The section may have to meet current code, often meaning a reroof |
Your permit history shows which code applies, and your roofer confirms it with the building department. A partial reroof can also make sense on its own terms, such as redoing a worn flat section over a Florida room while the tile slopes have years left. See Florida's 25% roof rule for examples. This describes the law; it is not legal advice.
Roof Age and Florida Home Insurance: The 15-Year Rule and the Inspection Option
Many owners first think about a new roof when a renewal letter mentions roof age. Florida Statute 627.7011 sets the rules.
- Roofs under 15 years old: an insurer may not refuse to write or renew a homeowner policy solely because of the roof's age.
- Roofs 15 years or older: the homeowner can have the roof inspected by an authorized inspector. If the inspection shows at least 5 years of useful life left, the insurer cannot refuse coverage solely on roof age.
That inspection option matters. A tile roof with sound underlayment or a well-installed metal roof may show years of service left at 15 or 20. A roof that cannot pass is better replaced on your schedule than in a rush.
The law does not set your premium or coverage terms; your policy and insurer decide those, so check with your insurer before planning around a renewal. We do not interpret policies or advise on claims. Our article on roof age and Florida home insurance explains the inspection in more depth.
Material Choices for South Florida: Concrete Tile, Clay Tile, Metal, Shingle and Flat Membranes
The right new roof depends on the house, the HOA and how long you plan to stay.
| Material | Weight | Where it fits in Boca Raton |
|---|---|---|
| Concrete tile | Heavy | The default in HOA and country-club communities built from the 1960s to the 1990s |
| Clay tile | Heavy | Old Floresta, the older east side and Mizner-style homes |
| Metal (standing seam) | Light | Where the HOA allows it; aluminum near salt air |
| Architectural shingle | Light | Older non-HOA streets and budget reroofs |
| Flat membranes | Light | Patios, garages, additions and low-slope roofs |
Tile
Concrete tile costs less than clay and comes in more colors; clay holds its color longer. Both need framing sized for the weight. Profiles, attachment and HOA color rules are covered under tile roof replacement.
Metal
Standing seam panels with concealed fasteners suit South Florida wind and heat, and aluminum resists coastal corrosion better than steel. See metal roof repair for how these roofs age.
Shingle
High-wind-rated architectural shingles are the lightest, least costly covering, but they wear faster in this sun and many associations do not allow them.
Flat membranes
Low-slope sections get modified bitumen or a single-ply membrane such as TPO. Redo them with the main roof so every tie-in is new; see flat roof repair and replacement.
The Replacement Process: Tear-Off, Deck Renailing, Secondary Water Barrier, Dry-In, Install, Final Inspection
A reroof follows a fixed order, and each step sets up the next inspection.
- Written scope. Your roofer measures the roof, checks the deck from the attic where possible, and writes up the material, underlayment system and expected deck repairs.
- Approvals. HOA approval and the permit come before anything is torn off.
- Roof tear-off. The crew strips the roof to bare wood, protects shrubs and the pool area, and sweeps the yard for nails with a magnet.
- Deck renailing. Rotted sheathing is replaced and the deck renailed to the current Florida Building Code schedule.
- Secondary water barrier. A reroof needs a sealed deck: self-adhered tape over every sheathing joint or a fully adhered membrane over the whole deck, depending on the system.
- Underlayment and dry-in. Underlayment goes on with new drip edge, valley metal and wall flashing. The house is now weathertight, and the building department usually inspects.
- Installation. Tile is set with approved foam adhesive or fasteners, metal panels are clipped and seamed, or shingles are nailed to pattern.
- Final inspection. The permit is closed, and you should receive the permit number, product approval numbers and photos of the deck nailing and secondary water barrier.
Living at home during the reroof
Most Boca Raton owners stay in the house while the roof is replaced. Expect noise from early morning, and a dumpster in the driveway for most of the job. A few things make it easier:
- Move cars out of the driveway and garage approach before tear-off day.
- Take pictures and mirrors off walls under the roof; hammering and tile loading shake the framing.
- Cover stored items in the attic or garage, since dust and the odd nail tip come through the deck.
- Keep pets and children inside or away while debris comes down, and ask the crew to protect the pool, screen enclosure and shrubs.
- Ask for a magnet sweep of the yard, driveway and pool deck at the end of every day, not only at the finish.
Keep the roof file
When the job closes, keep one folder with the permit and final inspection, the Notice of Commencement, the product approval numbers, the deck nailing and secondary water barrier photos, both warranties and the paid invoice. Your wind mitigation inspector, your insurer and a future buyer will all ask for parts of it.
Permits, Inspections and HOA Approval in Boca Raton
Every reroof in Boca Raton needs a roof permit. Homes inside city limits are permitted through the City of Boca Raton; unincorporated West Boca, such as Boca Del Mar or Sandalfoot Cove, goes through Palm Beach County despite the Boca Raton addresses. The roofer we send pulls the permit, lists the Florida Product Approval numbers, and schedules the inspections. Most reroofs also need a recorded Notice of Commencement.
Outside the HVHZ
Boca Raton is in Palm Beach County, outside the High-Velocity Hurricane Zone. Products need Florida Product Approval and must meet Florida Building Code wind-design requirements, with local inspections. In Broward the rules tighten: a reroof in Deerfield Beach or Parkland needs HVHZ-approved products, typically with a Miami-Dade Notice of Acceptance, and more in-progress inspections. Our service areas page explains the difference.
HOA architectural review
In most gated communities, the architectural review committee approves the roof before the permit is pulled. Expect to submit:
- Manufacturer, profile and color, often with a sample tile
- The roofer's license and insurance certificates
- Start date, work hours and dumpster placement
Some committees meet monthly, so submit early. Nearby cities add their own layers; Delray Beach historic districts can require design review for visible roof changes.
Timing around hurricane season
Atlantic hurricane season runs June 1 to November 30, and summer afternoons in Boca Raton bring daily thunderstorms. Roofers work year-round, but a careful crew tears off only as much roof as it can dry in the same day, and the dry-in inspection is the step that makes the house weathertight again. If your roof is aging but not failing, starting the HOA submission and permit in late winter gives you the best chance of finishing in the drier months. A tile order or a special color can add weeks, so ask about lead time when you approve the material.
Wind Mitigation Inspection After a Reroof
A new roof is the time to update your wind mitigation report. Florida insurers use the Uniform Mitigation Verification Inspection Form, OIR-B1-1802, to record features that help a house resist wind, and many offer credits for them. The insurer sets any credit, so ask yours how a new report would apply.
A reroof touches three items on the form directly:
- Roof covering: the permit date and product approval for the new roof
- Roof deck attachment: the nail type and spacing holding the deck down
- Secondary water resistance: whether the deck seams are sealed under the underlayment
Roof-to-wall connections, roof shape and opening protection are also on the form, and a reroof does not change those.
Deck nailing and the sealed deck are hidden once the roof is finished, so the inspector relies on records. Ask your roofer for dated photos of both, plus the permit and product approval numbers. After final inspection, book a qualified inspector (the form lists who may sign it) and send the report to your insurer or agent.
What Drives Roof Replacement Cost
Two Boca Raton homes of the same size can get very different roof replacement cost quotes. What moves the number:
- Roof size and shape. Roofing is priced by the square; hips, valleys and multiple levels add labor and waste.
- Pitch and height. Steep or two-story roofs need more safety setup.
- Material. Clay costs more than concrete tile, special profiles more than standard, and aluminum standing seam more than shingle.
- Underlayment system. Self-adhered and hot-mopped systems are priced differently.
- Deck condition. Rotted sheathing or fascia often shows up only at tear-off, so ask how deck repairs are priced per sheet.
- Tear-off and disposal. Heavy tile and old layers mean more dumpsters.
- Flashings. Skylights, chimneys, wall tie-ins and flat-to-tile transitions add metalwork.
- Permits and HOA. Permit fees, engineering where needed, and an association that requires a specific tile.
- Access. Tight side yards and pool enclosures affect staging and tile loading.
Compare bids line by line: same material, same underlayment, same deck repair terms. Our guide to tile roof replacement cost in Boca Raton goes further.
What a written reroof estimate should spell out
A total at the bottom tells you little. Each bid should name:
- The roof covering: manufacturer, product line, profile and color
- The underlayment system and how the deck seams are sealed (the secondary water barrier)
- Tear-off down to the deck, and the price per sheet for any rotted sheathing or fascia found
- Deck renailing to the current code schedule
- New drip edge, valley metal, wall and pipe flashings (not reused ones)
- How flat sections and skylights are handled
- Permit, Notice of Commencement, inspections and HOA submission, and who handles each
- Dumpsters, disposal and daily cleanup
- The workmanship warranty from the roofer and the manufacturer's warranty, with their terms
- Payment milestones tied to stages of work, with the final payment after the final inspection
If one bid is far below the others, it usually leaves out deck repairs, uses a different underlayment system or reuses old metal.
Choosing and Checking the Roofer for a Boca Raton Reroof
A new roof is one of the largest checks you will write for the house, and the contractor who installs it carries the license, the insurance and the workmanship warranty. Every roofer we send is licensed and insured in Florida; check anyway.
Paperwork to see before you sign
- License: ask for the exact Florida license number and look it up on the state's official lookup at myfloridalicense.com. The name should match the contract and the insurance certificate.
- Insurance: a current certificate of liability insurance, and workers' compensation coverage for the crew.
- Product approvals: the Florida Product Approval numbers for the roof covering and underlayment that will go on the permit.
- Warranty terms in writing: the workmanship warranty (from the roofer) and the material warranty (from the manufacturer) are separate. Ask what each covers, for how long, and whether the manufacturer's warranty needs registration or a certified installer.
Protect yourself on payment
- Pay in stages tied to work done, and keep the final payment until the final inspection is passed and the yard is clean.
- Florida's construction lien law lets unpaid suppliers and subcontractors place a lien on the home. If anyone sends you a Notice to Owner, ask for their release of lien, and ask the roofer for a final payment affidavit, before the last payment. This is general information, not legal advice.
- Be wary of anyone who wants full payment up front or asks you to sign over insurance benefits.
We don't display a license number on this site because we aren't the contractor; the roofer is, and those details come from them. See how Boca Tile Roof Repair works.
Why Boca Raton Homeowners Call Us About a Roof Replacement
A reroof is the one roofing job where an honest second look saves the most money. That is the reason to start with a call to us.
- You hear first whether you need it at all. Plenty of Boca Raton tile roofs that look finished need new underlayment, not new tile. The roofer we send checks the tile, the felt and the deck before anyone talks about a full replacement, and tells you if a lift and relay or a section repair would buy you years.
- One call covers every material. Concrete tile, clay tile, standing seam metal, shingle and flat membranes over patios and garages. You don't need a different roofer for the flat section and the tile slopes, so the tie-ins are built by the same crew.
- Every roofer we send is licensed and insured in Florida. They pull the City of Boca Raton or Palm Beach County permit, list the product approvals and book the dry-in and final inspections.
- A written price before any work. The estimate names the materials, the underlayment system and the deck-repair terms, so you can compare it against the checklist above.
- Someone answers at 9 p.m. Phones are answered 24/7, so you can call the evening the insurer's roof-age letter arrives.
If your roof turns out to have years left, you hear that too.
Roof Replacement questions in Boca Raton
How long does a roof replacement take in Boca Raton?
The roof work itself usually takes several days for a shingle or metal reroof and a few weeks for a large tile roof. What comes before often takes longer: HOA review, permit approval and tile delivery can add several weeks. Inspections, weather and deck repairs also affect the schedule, and your roofer sets a timeline once the scope is final.
Do I need a permit and HOA approval to replace my roof?
Yes, a permit is required for every reroof, issued by the City of Boca Raton or by Palm Beach County for unincorporated West Boca. The roofer we send pulls it and schedules the inspections. If you live in an HOA community, expect the architectural review committee to approve the material, profile and color before work starts, so submit early.
Can my insurer make me replace a roof because of its age?
Under Florida Statute 627.7011, an insurer may not refuse to write or renew a policy solely because of roof age when the roof is under 15 years old. For older roofs, an authorized inspection showing at least 5 years of useful life left means the insurer cannot refuse coverage solely on roof age. Your policy and insurer decide the rest.
Can I switch from tile to metal or shingle?
Often, yes, and a lighter roof puts less load on the framing. The main limit in Boca Raton is your HOA, since many communities require tile or approve only certain metal profiles and colors. Outside an association the switch is allowed with the right product approvals, and your roofer checks whether trim and flashing need changes.
How much does a roof replacement cost in Boca Raton?
It depends on the roof's size and shape, the pitch and height, the material, the underlayment system, how much rotted decking turns up at tear-off, flashings, disposal, permits and any HOA tile requirement. That is why we don't quote over the phone. The roofer measures the roof and gives you a written, itemized price before any work starts.
What should a roof replacement estimate include?
The roof covering by manufacturer, profile and color; the underlayment system and secondary water barrier; tear-off and a per-sheet price for deck repairs; deck renailing; new flashings and drip edge; permit, inspections and HOA paperwork; disposal and cleanup; both warranties; and payment milestones with the final payment after the final inspection.
Can I stay in my house during a roof replacement?
Yes, most Boca Raton owners do. Expect noise during working hours and a dumpster in the driveway. Move cars out of the way, take pictures off walls under the roof, cover stored items in the attic and garage, and ask the crew to protect the pool and run a magnet over the yard at the end of each day.
Do I have to replace the whole roof if only part of it is worn?
Not always. Since 2022, a roof built, repaired or replaced under the 2007 Florida Building Code or later can have just the damaged part repaired to current code. Older roofs can still be pushed to full replacement when repairs exceed 25% of a roof section in 12 months. Your roofer checks the permit history and confirms with the building department.
What warranty comes with a new roof?
Usually two: a workmanship warranty from the roofer who installs it and a material warranty from the manufacturer. Terms and lengths vary, and some manufacturer warranties need registration or a certified installer. Get both in writing before you sign, and ask what each one excludes.
Will a new roof change my home insurance?
It can affect how your insurer rates the home, but only your insurer decides. Florida requires insurers to offer credits for documented wind-mitigation features, and a reroof updates the roof covering, deck attachment and secondary water resistance items on the inspection form. Ask your roofer for the records and send a new wind mitigation report to your agent.
Where we arrange roof replacement
Boca Raton and West Boca, plus nearby cities in Palm Beach County and the Broward High-Velocity Hurricane Zone. See all service areas.
Also serving Boynton Beach and Coconut Creek.
