Updated November 2, 2026. General claim information and public-adjuster commentary. Policy dates, loss facts and later legal developments can change the answer. A Florida attorney should advise on legal rights, deadlines and litigation.
A roof estimate should explain what was damaged, what can be repaired and which code provisions apply. A percentage alone does not decide what your insurance company owes. Florida changed its roof rule in May 2022, but did not abolish every 25% requirement or guarantee replacement whenever a few tiles are damaged.
What changed in the 25% roof rule?
Section 553.844(5), Florida Statutes, creates an exception for an existing roofing system or roof section built, repaired or replaced in compliance with the 2007 Florida Building Code or a later edition. When 25% or more of that qualifying system or section is repaired, replaced or recovered, only the portion being worked on must meet the applicable current code. SB 4-D introduced this exception in May 2022, before the December 2022 insurance reforms.
The underlying code rule and its exception must be read together. It is inaccurate to tell every owner that 25% damage automatically requires an entirely new roof. It is equally inaccurate to say that the 25% rule has disappeared for every roof. Permit history, the code under which the roof was built or repaired, the defined roof section and the proposed work matter. A calendar-year construction date alone does not establish compliance with a particular code edition.
Why this can make an owner’s claim harder
For a qualifying roof, the percentage threshold may no longer provide a code-based reason to replace undamaged portions. An owner seeking a broader repair scope must support it with the actual damage, repair feasibility, applicable code and policy terms. That can make detailed inspection and documentation more important, especially for tile, slate, metal and other specialty roof systems.
The exception does not establish that every partial repair is feasible. It also does not require an insurer to cover an excluded cause of loss. The physical repair question and the insurance coverage question need separate attention.
Can discontinued tiles or matching justify more work?
They may affect the scope, but one discontinued or broken tile does not automatically entitle an owner to a new roof. Florida’s matching statute, section 626.9744, addresses reasonable repairs or replacement in adjoining areas under qualifying homeowners policies, unless the policy provides otherwise. Factors include achievable uniformity, cost, remaining useful life and other relevant circumstances. It is not a universal promise of an exact match or full replacement under every commercial or residential policy.
Obtain material identification, manufacturer information, availability evidence and a qualified roofing professional’s explanation of whether the proposed repair can be installed correctly. See our guides to discontinued roof tiles and shingle repairability assessments.
Which building-code edition applies?
As of this review, the 8th Edition (2023) Florida Building Code is current. The 9th Edition (2026) is scheduled to take effect December 31, 2026. The permitting authority should confirm the applicable edition, local requirements and treatment of an existing permit. Older articles quoting the 2017 edition should not be used as the sole basis for a new permit or claim estimate.
What to collect for a roof claim
- The full policy, endorsements, deductible and any ordinance-or-law or roof-payment limitations.
- Roof permits, prior repair records, installation information and photographs from before and after the event.
- A measured damage plan identifying the roof areas and supporting the cause of loss.
- A repair estimate explaining materials, access, attachments, flashing, underlayment and any documented code requirements.
- The insurer’s estimate and written reasons for omitted items or a denial.
Keep emergency protection safe and documented; do not climb a damaged roof or create damage to demonstrate a claim. Experienced Public Adjusters can organize the evidence and present a supported claim. Contractors, design professionals and the building official address their respective construction and code responsibilities; an attorney addresses legal disputes.
Related: Florida insurance changes since 2022 · Hail damage and roof claims.
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