The rule and the exception
| What the text says | |
|---|---|
| Base rule (FBC Building 1511.1.1, Residential 908.1.1, Existing Building 706.1.1, 8th edition, effective 31 Dec 2023) | "Not more than 25 percent of the total roof area or roof section of any existing building or structure shall be repaired ... unless the roof covering on the entire existing roof system or roof section is replaced or recovered to conform" (as quoted by FRSA) |
| 2007 exception (s. 553.844(5), in force since 27 May 2022, SB 4-D) | Roofs built, repaired or replaced to the 2007 FBC or later: when "25 percent or more of such roofing system or roof section is being repaired, replaced, or recovered", only that portion must meet current code |
| Local changes | "a local government may not adopt by ordinance an administrative or technical amendment to this exception" (s. 553.844(5)) |
| When the 2007 code started | 1 March 2009 (FRSA, Florida Roofing magazine, March 2023) |
The 8th-edition wording counts by "roof section", not the whole house. A hip roof with a flat rear section is two sections; 25% of the small flat section is a small number. Ask the roofer which sections they measured.
The same statute adds work to a Miami re-roof
When the roof is replaced, s. 553.844(3)(a) requires the secondary water barrier and roof-deck attachment upgrades on site-built single-family homes. Under (3)(b), homes in the wind-borne debris region with an insured value (or, uninsured, a just value) of $300,000 or more must also get roof-to-wall connection improvements, which the Legislature intends to stay near "approximately 15 percent of the cost of reroofing". The usual City of Miami single-family value in our file is $599,000, but the test uses the dwelling's insured value, so check the declarations page of your policy; if it is $300,000 or more, ask for the connection work as a line item.
What it means when you hire
- Get the code year in writing. The estimate should say which code the existing roof was permitted under and give the permit number. The FRSA article says permit records are the reliable way to settle the year.
- Look the permit up yourself in five minutes. In the City's iBuild permit history, search the address, open the last roofing permit, and check its issue and final dates. Issued after 1 March 2009 and finaled: the exception very likely applies.
- Every repair is permitted. The City says "A building permit is required for all roofing work" (Get a Roofing Permit); materials need a Miami-Dade NOA or Florida Product Approval. The roofer pulls it; owners may do so only for shingle roofs after an exam and interview.
- Insurance is separate. Whether the insurer pays for a full roof is a policy question; the 25% rule only says what the code requires once work starts.
What 6,585 City of Miami roofing permits show
| Measure | City of Miami roofing |
|---|---|
| Permits on homes, October 2023 to September 2026 | 6,585 |
| Firms / active in the last 12 months | 908 / 567 |
| Usual filed value | $16,250 |
| Middle half of firms' usual value | $12,996 to $20,400 |
| Reached Final (permits a year or more old) | 97.5% |
| Usual days from issue to Final | 38 |
| Busiest / quietest month | October (111) / December (83) |
| Firms matched to an active DBPR license | 97.4% |
Filed values do not split repairs from replacements, but the middle half of firms sits between $12,996 and $20,400: a quote far below that for a "repair" that touches a quarter of the roof deserves the 25% question. A permit that stays open is rare here, since 97.5% reach Final; prices by firm are on Miami roofing cost, counts by year on Miami permit statistics.
Compare City of Miami roofers by permits at Final →
Related
Permit steps, NOAs and fees: Miami roofing permit. Choosing the firm: hiring a roofer in Miami and the Miami roofer list. The general decision: roof repair vs replacement.
What this does not tell you
Our records cannot tell whether a roof was built to the 2007 code; only the permit history of the address can. We cover the City of Miami only, not Miami Beach, Coral Gables or unincorporated Miami-Dade. This is not legal or insurance advice; the Building Department decides how the rule applies to a roof.
How we know this
The rule text is quoted from s. 553.844, Florida Statutes (2026 edition, read 23 October 2026) and, for the 8th-edition Florida Building Code wording and the 2009 start of the 2007 code, from the Florida Roofing magazine article by FRSA dated 24 March 2023. Permit rules are from the City of Miami's roofing page read 23 October 2026. Permit counts are City of Miami building permits on homes classified as roofing, October 2023 to September 2026; Final share uses permits a year or more old.
Numbers come from City of Miami building permits (since 2014), data through October 17, 2026. Nobody paid to be on this page and nobody can.
Questions
- What is the 25% roof rule in Florida?
A Florida Building Code rule that says no more than 25% of a roof or roof section may be repaired unless the roof covering on that whole roof or section is replaced or recovered to current code. Since 27 May 2022, s. 553.844(5), Florida Statutes, exempts roofs built, repaired or replaced under the 2007 Florida Building Code or later: only the repaired part has to meet current code.
- Does the 25% rule still apply in Miami?
Yes, for older roofs. The 2007-code exception is state law and s. 553.844(5) says a local government may not amend it by ordinance, so the City of Miami applies the same test. A roof last replaced under a code older than the 2007 edition can still be pushed into a full replacement when 25% or more needs work.
- How do I prove my roof was built to the 2007 code?
With the permit record. Look up the address in the City of Miami's iBuild permit history for the last roofing permit and its final date. The 2007 code took effect on 1 March 2009 (FRSA), so a roof permitted after that date is the usual evidence; ask your roofer to attach it to the estimate.
- Do I need a permit for a small roof repair in Miami?
Yes. The City of Miami says a building permit is required for all roofing work, with no size threshold; residential jobs under $2,500 owe no upfront fee but still need the permit.
- How much does a roof replacement cost in Miami?
The usual City of Miami roofing permit was filed at $16,250, and the middle half of roofers usually file between $12,996 and $20,400 (6,585 permits, October 2023 to September 2026).
Build your own list
Every firm with that kind of permit on record. Pick what you value. The list moves.
Related guides
- Florida Building Code 9th Edition: what changes for reroofs, windows and new homes on permits from 31 December 2026
- Do I need a roofing permit in Miami? The all-work rule, NOAs, owner-builder shingles and fees
- Do I need a roofing permit in Anaheim? The $375 reroof fee, the one-layer rule and two inspections
- Do I need a roofing permit in Bernalillo County? The re-roof application, the tile rule and two inspections
- Do I need a roofing permit in Orlando? The re-roof form, the dry-in inspection, fees and timing
- Do I need a roofing permit in Palo Alto? The one-square repair rule, Class A in the hills, and five inspections
For one city
- Florida Statutes 2026, s. 553.844 (windstorm loss mitigation; roofing) (accessed 2026-10-23)
- Current and Coming Changes to the 25% Rule — Florida Roofing magazine (FRSA) (2023-03-24, accessed 2026-10-23)
- Get a Roofing Permit — City of Miami (accessed 2026-10-23)
- View Permit History / Permit Search — City of Miami (accessed 2026-10-23)