Roof replacement in Orlando means removing an aging or damaged roof covering and installing a new one, usually with new underlayment, flashing, and ventilation details. In Florida, a re-roof is also a hurricane-resilience project, because the way the deck is attached, the underlayment used, and the materials chosen all affect how the roof performs in high wind. Call (407) 853-8169 to get connected with local roofing help and talk through your roof.
Signs a Roof May Be Due for Replacement
- Shingles that are curled, cracked, bare in patches, or shedding heavy granules into gutters
- Tile that is cracking in many places, or tile that looks fine while the underlayment beneath has failed
- Repeated leaks in different spots, or repairs that no longer hold
- Daylight visible through the roof boards from the attic, or damp, stained decking
- A flat roof with widespread blisters, open seams, and ponding that never drains
- An age near the end of the material’s expected life, which in Florida’s heat and sun can come sooner than brochures suggest
- An insurer’s letter requiring an inspection or replacement because of roof age
How Long Roofs Last in Central Florida
Lifespans depend on material and installation quality, and Florida’s sun, humidity, and storms shorten them compared with milder climates. Asphalt shingles commonly last around fifteen to twenty years in Central Florida, sometimes less on hot, poorly ventilated roofs. Concrete and clay tile can last far longer, but underlayment beneath tile often wears out well before the tile does, commonly in the range of two decades or so. Metal roofs can last many decades when installed correctly. Rather than trusting a number, ask a roofer to show current condition, including granule loss, brittleness, and underlayment state.
Roof Age, Insurance, and Why It Matters in Florida
Florida homeowners insurance has been through years of upheaval, and roof age has become a central underwriting issue. Many insurers ask about roof age at application and renewal, and some require an inspection or limit coverage on roofs past roughly fifteen years. Florida law also contains rules limiting an insurer from refusing coverage solely because of roof age when a qualified inspection shows the roof has several years of useful life remaining. Details change, so ask your agent what your insurer requires. A new roof can improve insurability and may qualify for premium discounts, but the discount depends on the insurer and the roof’s construction features. See roof inspections and wind mitigation.
Florida Building Code and Wind Resistance
Roofing in Florida is governed by the Florida Building Code, which sets wind-resistance and installation requirements. Orlando is inland and is not in the state’s High-Velocity Hurricane Zone that applies to Miami-Dade and Broward Counties, but Central Florida is still designed for strong hurricane-force winds, and Hurricane Charley in 2004 and Hurricane Irma in 2017 both brought damaging winds to the area. In practice, a code-compliant re-roof involves proper deck attachment, approved underlayment, correct fastening patterns for the material, and products with Florida product approval. Ask your roofer to explain how the deck will be nailed, what secondary water barrier is used beneath the roofing, and which approved products are being installed.
Choosing a Material
| Material | Strengths in Orlando | Tradeoffs |
|---|---|---|
| Architectural shingle | Widely available, cost effective, many high-wind rated options | Shorter life in heat, algae streaks, granule wear |
| Concrete or clay tile | Common on Florida homes, long lasting, strong curb appeal | Heavy, higher cost, underlayment still needs eventual replacement |
| Metal | Long life, good wind performance when installed well, reflective finishes | Higher upfront cost, installation quality matters |
| Flat or low-slope systems | Suited to low pitches and many Florida commercial and condo buildings | Drainage and seam quality are critical |
What a Replacement Involves
Inspection and measurements
The roof is measured and inspected, and the attic is checked for moisture, ventilation, and decking condition.
Written scope, price, and contract
Materials, brand and color, tear-off details, decking allowances, and payment schedule are written down before work starts.
Permit and scheduling
A permit is applied for with the local building department, and a start date is set around weather and material delivery.
Tear-off and decking repair
The old roof is removed, damaged decking is replaced, and the deck is re-nailed to current requirements.
Installation and flashing
Underlayment, flashing, ventilation, and the new roof covering are installed, and penetrations are sealed.
Inspection and cleanup
Required inspections are passed, debris and nails are cleared, and the finished roof is reviewed with you with photos.
Reading an Estimate
Estimates that look similar can differ in what they leave out. Compare the tear-off scope, the underlayment type, the flashing and vent replacement, the ventilation plan, the decking repair allowance and its per-sheet price, the brand and line of the roof covering, the disposal of old material, who pulls the permit, and the payment schedule. A low number that excludes decking repair can end up higher than a fuller estimate once rotted boards are found. Ask what happens if more decking damage is discovered, and how it will be priced.
Florida Contract and Licensing Protections
Roofing in Florida requires a license from the Department of Business and Professional Regulation. A Certified Roofing Contractor license, beginning with CCC, is valid statewide, while a registered roofing license is valid only in the locality where it was registered. The license number must appear on contracts and advertising. Verify it on the DBPR license search at myfloridalicense.com, and confirm that the license is current and active. Florida law also addresses deposits and permits: a contractor who collects more than 10 percent of the contract price as a deposit must apply for the required permit within 30 days, and larger jobs generally require a notice of commencement to be recorded before work starts. Homeowners also have a statutory right to cancel some home solicitation sales within three business days. Be cautious about anyone who asks for a large payment up front, only takes cash, or pressures you to sign immediately, especially after a storm.
Weather, Timing, and Your Home During the Job
A full replacement typically takes from a day or two to several days, depending on size and complexity, and Florida weather can shift the schedule. In summer, crews often start early and watch the afternoon sky, and a good contractor dries in the roof each day so a pop-up thunderstorm does not soak the house. Ask how the roof is protected overnight if work spans multiple days, and plan for noise, debris, and activity around the house. Move vehicles and patio items, secure pets, and cover attic storage.
Questions to Ask Before You Sign
Ask which approved product is being installed and what its wind rating is, how the deck will be re-nailed, what underlayment and secondary water barrier are used, who applies for the permit and when, how decking repairs are priced, how the roof is dried in each day during the wet season, and what both the manufacturer and workmanship warranties cover. A contractor who answers clearly, and puts it in writing, is usually one who has done the work many times.
Roof Replacement Across Orlando and Central Florida
Roof replacement help is available across Orlando and nearby communities, including Winter Garden, Baldwin Park, Oviedo, Apopka, and Windermere. See all service areas, return to the overview of roof repair in Orlando, or read about roof repair if a replacement may not be needed yet.