Florida homes have many unique needs and considerations when it comes to roofing. The potential for high winds and storms, above-average rainfall, and the heat and humidity mean not every material is suitable. While materials like asphalt roofing are popular for their low cost, they cannot withstand hurricane-force winds and often wear faster in this climate than other popular materials. That is why many Florida homeowners opt for more durable materials, such as metal, concrete, and tile.
This leads to a wide range of costs associated with roofing. With inflation, supply chain issues, and increasing demand, many roofing manufacturers plan to increase costs beginning in January 2023. Depending on the company, these may range from 3.5% to 15% and follow increases of roughly 10% already seen in the last year. The state average cost range for replacing a roof in Florida is $11,000 to $30,000, with most homeowners paying around $15,000 for replacing existing roofing with a 2,000 sq.ft. stone-covered metal roof. This project’s low cost is $9,000 for a 2,000 sq.ft. 30-year architectural shingle roof. The high cost is $50,000 for a 2,000 sq.ft. clay tile roof with moderate reinforcements to the roof deck.
Cost to Replace a Roof in Florida
| New Roof Cost in Florida |
|---|
| National average cost | $15,000 |
| Average range | $11,000-$30,000 |
| Low-end | $9,000 |
| High-end | $50,000 |
New Roof Cost in Florida by Size
Your home and roof size impact the project cost. Most materials are sold and installed by the square, which is 100 sq.ft. So, a 2,000 sq.ft. roof needs 20 squares. Like roofing anywhere, Florida roofing has a range of costs, depending on the material and roof shape and pitch. The most common materials in Florida are the more durable materials, such as concrete, metal, and clay. Architectural shingles 1 are also popular because they are more durable and cost-effective than asphalt 2. Roofs in Florida tend to be pitched, with hipped roofs and cross-gable roofs being common because of the high winds in the area. These roofs tend to fare better in high winds than flat roofs and some other shapes.
These roofs have an average cost of $200 to $2,000 per square for the material and $250 to $850 a square for the labor, resulting in total costs of $450 to $2,850 a square or $4.50 to $28.50 a sq.ft. This differs from the national average cost of $475 to $1,000 a square because Florida homes are more likely to use higher-end, durable roof materials due to storms, wind, and sun. Keep in mind that the shape can change the number of shingles you need, with hipped roofs needing twice as many shingles as gable roofs, even on homes of the same size. Below are the average costs to install a roof in Florida based on size and the national average costs for the same-sized structures.
| Size | Replacement Cost (Florida) | Replacement Cost (National Average) |
|---|
| 1,000 sq.ft. | $4,500 - $28,500 | $4,750 - $10,000 |
| 1,200 sq.ft. | $5,400 - $34,200 | $5,700 - $12,000 |
| 1,350 sq.ft. | $6,075 - $38,475 | $6,413 - $13,500 |
| 1,500 sq.ft. | $6,750 - $42,750 | $7,125 - $15,000 |
| 2,000 sq.ft. | $9,000 - $57,000 | $9,500 - $20,000 |
| 2,200 sq.ft. | $9,900 - $62,700 | $10,450 - $22,000 |
| 3,750 sq.ft. | $16,875 - $106,875 | $17,813 - $37,500 |
| 4,500 sq.ft. | $20,250 - $128,250 | $21,375 - $45,000 |
Roof Replacement Cost in Florida by Pitch
Like roofing everywhere, roofs in Florida come in different slopes or pitches. Flat and low-slope roofs are relatively uncommon in residential settings. They are more common on commercial buildings and use different materials than conventional roofs. Slopes or pitches are measured by how far they rise over the course of 12”. A flat roof is anything from 0/12 to 2/12, but in Florida, due to the heavy rainfall, they are very uncommon, and most have a very low pitch to help the water run off. They have pitches of up to 4/12.
A conventionally pitched roof is considered between 4/12 and 7/12, while a steep pitch 3 falls over 8/12. This is much less common in Florida than areas that see snow. Most Florida roofs fall between 4/12 and 7/12. This roof pitch range includes the most popular roof types like gable, hipped, and Dutch and most dormers and specialty roofs. The pitch impacts the project cost because you need different materials for flat and low-slope roofs, and steep roofs require more labor. Very steep roofs are uncommon in Florida. They are more common in areas that see snowfall, while Florida’s bigger concern is wind. Below are the average costs per square foot for roof replacements of different pitches in Florida and the national average cost.
| Pitch | Cost per Sq.Ft. (Florida) | Cost per Sq.Ft. (National Average) |
|---|
| Flat | $5 - $10 | $4 - $10 |
| Low Slope | $5 - $10 | $4 - $10 |
| Conventional Slope | $4.50 - $28.50 | $4.75 - $10 |
| Steep Slope | $6 - $30 | $8.85 - $15.25 |
Average Cost to Replace a Roof in Florida by Material
While you can use any roofing in Florida, not all are common or highly recommended. In some inland areas, you find different asphalt shingle types because they are lower in cost. However, they do not last very long in the Florida climate, meaning that even when asphalt is used, it tends to be 30-year or 50-year architectural shingles because they last longer.
Besides shingles, the most common materials include metal, concrete, and clay tile roofing. Some areas may also use slate 4. Wood is not usually recommended due to the high rainfall because it rots. The material dictates most of your costs because Florida’s common and popular materials tend to have a wide range of costs.
| Material | Cost per Sq.Ft. (Florida) | Cost per Sq.Ft. (National Average) |
|---|
| Shingle | $4.50 - $10 | $3 - $15 |
| Metal | $6.50 - $13 | $4.50 - $40 |
| Concrete | $12.50 - $23 | $4 - $20 |
| Clay | $12.50 - $27.50 | $10 - $25 |
| Slate | $12.50 - $27.50 | $7 - $30 |
Cost to Replace a Roof in Florida by Shape
Many roof types and shapes can be found in Florida. Some of the most common include the gable, hipped, and Dutch roof. You may also find butterfly roofs on modern homes and mansards on older homes. Flat roofs are less common in Florida due to the heavy rainfall, but they are found on some residential properties.
The cost to replace a roof on a home varies depending on the type. Like the hipped and Dutch roofs, some roofs require more material, so yours may be larger and more costly than a home of the same size and shape. Below are the average costs to replace a roof on each of the most common styles.
| Shape | Cost per Sq.Ft. (Florida) | Cost per Sq.Ft. (National Average) |
|---|
| Gable | $4.50 - $28.50 | $4.75 - $10 |
| Hipped | $4.50 - $28.50 | $4.75 - $10 |
| Dutch | $4.50 - $28.50 | $4.75 - $10 |
| Butterfly | $4.50 - $28.50 | $4.75 - $10 |
| Flat | $5 - $9 | $4 - $10 |
| Mansard | $10 - $30 | $11 - $21 |
Roof Replacement Cost Breakdown (Florida)
The labor cost to replace a roof in Florida ranges from $2.50 to $8.50 a sq.ft. or $250 to $850 a square. You may need to reinforce your deck for heavy roof replacements, including clay tiles and slate, increasing the labor cost. This is a wide range for labor costs because different materials can be easier or more difficult to install. Asphalt and architectural shingles and some metal roofing types cost the least to install, while concrete, clay, and slate cost the most. Below is a cost breakdown of the tear-off, installation, and material costs per square foot for the average roof replacement in Florida.
| Project Area | Cost per Sq.Ft. |
|---|
| Tear-Off (Optional) | $1 - $4 |
| Material | $2 - $20 |
| Installation | $1.50 - $4.50 |
Removing an Old Roofing vs Roofing Over in Florida
Depending on the current material and what you plan on replacing it with, you may have the option of a roof over rather than a full replacement. Roof overs are usually done with asphalt shingles but may be done with metal roofing over a layer of asphalt as well. In a roof over, one layer of shingles or roofing is installed on top of another, saving the tear-off costs.
It is legal in Florida to have up to two layers of roofing material installed at a time. However, it is not always recommended. Roofed-over asphalt does not tend to last as long as new asphalt shingles of any kind. This may mean you will end up replacing your roof again in the near future but have higher costs for the tear-off because there are now two layers to remove instead of one. Roofing over in areas with high winds and rain like Florida, combined with high humidity and sun, can make both layers deteriorate faster, which is why it is not always recommended.
You will save upfront but may pay more over the roof’s lifetime. By not removing existing shingles, potential problems with the roof deck may also go unseen. This can lead to future repairs and more costly replacements than if the deck was visualized at the time of the original replacement.
Enhancement and Improvement Costs
Skylight Replacement in Florida
If you have a skylight in your Florida home that needs replacement, it is a good idea to have it done when you replace the roof. To replace a skylight, the roofing material around it must be removed and reinstalled after replacing the skylight. During a roof replacement, the material is already removed, making the skylight replacement cost lower. The average cost to replace a skylight is $800 to $2,200.
Cost to Redeck a Roof
Many Florida homes need new roof decks. When installing a heavy tile roof, you may need a new deck to support the weight. If your home was built before the 1950s, your old deck is no longer up to code and should be replaced. If you have a conventionally sloped roof in Florida and have not had it mitigated for hurricanes, you will need to do so to meet current codes. The cost to redeck your Florida roof starts at $1,500 just for hurricane mitigation and can go as high as $5,000 to completely redeck and reinforce the roof structure.
Additional Considerations and Costs
- Permits. When changing the structure or replacing your roof after major storm damage, you may need to pull a permit. Permits typically cost around $400 to $1,000.
- Insurance. Your homeowners insurance may cover roof damage that is not caused by neglect. However, this is not always true of all materials in Florida. Some companies do not cover materials like asphalt if it is not specifically designed to withstand high winds. Speak to your adjuster and contractor for more information.
- Licensing. Ensure your new roofer is fully licensed and insured. All roofers in Florida must be licensed. Check their status with the Florida Department of Business and Professional Regulation.
- Dump fees. Depending on the roofing material, you may have disposal fees added to the project. These can range from $25 to $35 per ton of waste, depending on the material.
- Local codes. If your home is older, your roofer may need to update your roof deck to make it meet current building codes. These include things like hurricane mitigation on most single-family homes. If you are unsure, speak to your installer or local municipality.
- Rainwater elements. It is very common to have new rainwater elements, such as gutters, drip edges, fascia, and other roof-adjacent areas, replaced at the same time as the roof. Speak to your installer for more information.
- Inspection. Roof inspections are recommended in most areas and definitely in Florida. It helps catch problems before they lead to major repairs or the need for a replacement. With the climate and frequent storms, they are recommended yearly. The average cost of a roof inspection is $200 to $600 in Florida.
- Asbestos. If your roof is older and contains asbestos, you need special mitigation and removal to prevent the fibers from becoming a health hazard. Expect removal costs of between $50 and $150 a sq.ft.
- Location. Florida is a big state that has two coasts. Costs can be higher on the coasts than inland due to the more frequent storms. Some major cities like Tampa, Naples, and Miami may also have slightly higher costs for labor than more rural areas.
FAQs
- Does insurance pay for a new roof in Florida?
Sometimes, but not always. It depends on your roof, location, and coverage. Asphalt roofs are not covered in many areas, while in others, a 30-year or 50-year architectural shingle roof may be.
- What type of roof is best for Florida?
Ideally, choose something that can withstand the state’s climate and storms. The most common and recommended are metal, concrete, and clay roofs, but slate is also good. Some people may do well with architectural roofs if they are inland.
- What is the life expectancy of a roof in Florida?
This depends on the material. Asphalt roofs rarely last more than 10 years. However, a clay roof can last more than 100 years when properly maintained.
- What is the new roof law in Florida?
New roofs in Florida must have hurricane mitigation installed, including anchoring the roof deck. This only applies to single-family homes and not townhouses or other building types.
- What color roof is best for Florida?
With the amount of sun Florida receives, light-colored roofs tend to do best. This can include white and other cool roofs and tile roofs in any color with some reflective surface.
- What is the most energy-efficient roof in Florida?
A solar roof would be the most energy-efficient due to the amount of sun the state receives. However, these are still fairly uncommon due to the expense and number of storms. Therefore, an insulated metal roof with a cool roof coating would be the most efficient and common.
- How can I get a new roof for free in Florida?
If your roof was damaged due to a storm, it might be eligible for total replacement through your insurance company. Otherwise, there are programs for some parts of Florida that may help mitigate the cost of a new roof.
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