Average Cost to Tear Off & Replace a Roof in Florida

Replacing a roof in Florida is a critical investment that protects your home from hurricanes, boosts value and meets stringent state codes like the Florida Building Code (FBC).

Whether you have a single-story ranch, a Mediterranean-style bungalow, or a two-story coastal home with a garage, tearing off an old roof and installing a new one averages $6-$8.50/sq ft asphalt shingles, or up to $18/sq ft with hurricane-grade options like metal, depending on roof size, materials, complexity, and location

Florida’s unique climate—hurricanes, heat, humidity—and strict regulations, including the FBC and the 25% Rule, prioritize wind-resistant materials and installation. This guide is your all-in-one resource for Florida: costs, material preferences, color choices, regional insights, storm examples, contractor tips, code compliance, financing, maintenance, and more—everything you need for an informed decision.

How Much Does It Cost in Florida?

Asphalt shingles remain popular in Florida (over 70% market share, per industry trends), but hurricane-grade materials dominate due to wind and insurance demands under the FBC. Costs vary by roof size, home style, and region—here’s the breakdown:

Per Square Foot

• State Average: $6.00-$8.50/sq ft for architectural asphalt shingles (130-150 MPH wind rating). Includes tear-off (up to 2 layers), disposal, materials, permits, and labor. Applies to all asphalt types, including premium options.
• High-Cost Areas with Complex Roofs: Up to $10/sq ft in coastal cities like Miami or Fort Lauderdale on steep, intricate roofs (e.g., two-story with dormers), due to High-Velocity Hurricane Zone (HVHZ) codes and higher labor. Complexity adds 10-20% at most.
• Hurricane-Grade Materials: $10-$26/sq ft for metal, tiles, or solar options meeting FBC wind standards (150-175 MPH).

Total Cost Examples by Roof Size and Material

• Small Roof (1,000 sq ft, e.g., single-story ranch):
  • Architectural Asphalt (130 MPH): $6,000-$8,500 (e.g., GAF Timberline HDZ).
  • Premium Asphalt (150 MPH): $7,000-$8,500 (e.g., Atlas StormMaster Slate).
  • Standing Seam Metal: $10,000-$16,000.
  • Concrete Tiles: $11,000-$20,000.
  • GAF Timberline Solar: $18,000-$26,000.
• Medium Roof (2,000 sq ft, e.g., single-story with garage):
  • Architectural Asphalt (130 MPH): $12,000-$17,000 (e.g., GAF Timberline HDZ).
  • Premium Asphalt (150 MPH): $14,000-$17,000 (e.g., Atlas StormMaster Slate).
  • Standing Seam Metal: $20,000-$32,000.
  • Concrete Tiles: $22,000-$40,000.
  • GAF Timberline Solar: $36,000-$52,000.
• Large Roof (3,000 sq ft, e.g., two-story coastal home):
  • Architectural Asphalt (130 MPH): $18,000-$25,500 (e.g., GAF Timberline HDZ; $22,000-$25,500 with complexity in HVHZ).
  • Premium Asphalt (150 MPH): $21,000-$25,500 (e.g., Atlas StormMaster Slate; $23,100-$25,500 with complexity in HVHZ).
  • Standing Seam Metal: $30,000-$48,000.
  • Concrete Tiles: $33,000-$60,000.
  • GAF Timberline Solar: $54,000-$78,000.

Notes: Costs assume moderate complexity (e.g., hip roof with valleys). Complexity like steep slopes (6:12+), dormers, or two-story homes in HVHZ adds 10-20% ($0.60-$1.70/sq ft), hitting $10/sq ft for asphalt only in rare cases (e.g., Miami-Dade, max complexity). Based on the latest Florida averages, adjusted for inflation and storm-driven demand.

What’s Included in the Price?

A full replacement in Florida involves more than shingles—hurricane readiness per the FBC is key. Here’s what your budget covers:

• Tear-Off: Removing 1-2 old layers ($1-$2/sq ft extra for more).
• Disposal: $0.30-$0.80/sq ft ($600-$1,600 for 2,000 sq ft asphalt, $1,200-$1,600 for tiles). Rural North Florida leans lower ($500-$800); urban South Florida higher ($1,000-$2,000) due to landfill fees. Two-story homes add $200-$500 for debris chutes.
• Materials:
  • Shingles: Architectural or premium asphalt (130-150 MPH); metal, tiles, or Timberline Solar ES 2 (150-175 MPH).
  • Underlayment: Synthetic ($0.50-$1/sq ft) or self-adhered ($1-$2/sq ft) per FBC for wind uplift; secondary water barriers mandatory in HVHZ.
  • Flashings: Hurricane-rated step flashing for chimneys ($300-$600), curb flashing for skylights, valley flashing—new, not reused.
  • Ventilation: Ridge vents ($0.25-$1/sq ft) and soffit vents for airflow, critical for humidity control.
• Labor: $2.50-$5/sq ft, higher for HVHZ installs or two-story roofs.
• Permits: $150-$600, per FBC and local codes (stricter in coastal counties).
• Warranties: 5-15 years workmanship; 20-50 years materials (25 years for GAF Timberline Solar).

Did You Know? Florida roofs often exceed home footprints due to wide eaves and hip designs. A 1,500 sq ft single-story home might have a 1,800 sq ft roof, while a 1,500 sq ft two-story coastal home could reach 2,400 sq ft with overhangs.

Factors That Affect Costs in Florida

• Slope: Minimum 3:12 for asphalt; 4:12+ (common on Mediterranean or two-story homes) adds 10-20% ($0.60-$1.70/sq ft) due to extra materials and labor risk.
• Complexity: Hip roofs, dormers, or turrets (typical in Florida styles) need extra flashing and time, adding 10-20%.
• Height: Two-story homes require scaffolding or lifts, adding 10-20% vs. single-story ranches.
• Layers: More than 2 layers hikes disposal costs—FBC often mandates tear-offs.
• Condition: Rotten decking repair ($3-$6/sq ft) is common due to humidity.
• Location: Costs vary across Florida—see table below.

Florida Regional Cost Variations (Per Sq Ft, Architectural Asphalt, 130 MPH)

Example: A 2,000 sq ft roof costs $12,000-$16,000 in Jacksonville (asphalt), $13,000-$17,000 in Orlando (asphalt), or $16,000-$20,000 in Miami (HVHZ asphalt, $20,000 only with max complexity).

• Contractor: Experienced hurricane-certified firms charge $3-$5/sq ft labor vs. $2.50-$3.50/sq ft for smaller crews.
• Materials: Hurricane-grade options cost more but reduce insurance premiums (up to 30% in HVHZ).

Overlay vs. Tear-Off

Overlaying saves $1-$2/sq ft but is rare in Florida—FBC and insurers often require tear-offs to ensure deck integrity and wind resistance, especially with GAF Timberline Solar, which demands a new roof install. The 25% Rule (Florida Statute 553.844, amended by SB 4-D, 2022) applies: if repairs exceed 25% of the roof area in a year and the roof predates the 2007 FBC (pre-March 1, 2009 permits), full replacement to current standards is mandatory. Post-2009 roofs can repair just the damaged portion.

• Repair vs. Replace: Repair if <25% damaged and post-2009 ($1,000-$5,000 for 500 sq ft); replace if >25% or pre-2007 FBC ($12,000-$50,000 for 2,000 sq ft). Post-Ian/Idalia, insurers favor repairs unless wind uplift exceeds 50%.

Is It Worth It in Florida?

Yes, a hurricane-ready roof is essential. An asphalt job ($6-$8.50/sq ft, e.g., GAF Timberline HDZ) lasts 20-30 years, protects against storms, and boosts resale value (1-3%). GAF Timberline Solar ($18-$26/sq ft) adds energy savings ($0.20-$0.60/sq ft/year) and may pay for itself via bill reductions and tax credits (30% ITC). Metal or tiles ($10-$26/sq ft) offer 50+ years and lower insurance costs.

Recent storms like Hurricane Ian (2022)—Category 4 (150 MPH), $50 billion in damages, devastated Fort Myers with roof failures—and Hurricane Idalia (2023)—Category 3 (125 MPH), $3.5 billion in North Florida damages—show weak roofs cost $10,000-$50,000 in repairs vs. proactive replacement. Over 50 years, asphalt’s $0.20-$0.40/sq ft/year (1-2 replacements) can top metal’s $0.20-$0.45 or tile’s $0.15-$0.35 (no replacements), but upfront savings suit shorter stays.

Choosing Your Material in Florida

Florida prefers durable, wind-resistant materials per FBC. Here are options, costs, and pointers:

• Architectural Asphalt: $6-$8.50/sq ft. Stylish, 20-30 years, 130-150 MPH. Colors: blends (gray, brown).
  • CertainTeed Landmark: $6-$8/sq ft. 30-year warranty, 130 MPH. SRI: 30-50 initial.
  • GAF Timberline HDZ: $6.50-$8.50/sq ft. 30-year warranty, 130 MPH (150 MPH with upgrades). SRI: 35-60; Cool Series 70+.
• Premium Asphalt: $7-$8.50/sq ft. Hurricane-ready, 30-50 years. Colors: bold (black, slate).
  • Malarkey Vista AR: $7-$8.50/sq ft. 50-year warranty, algae-resistant, 130 MPH. SRI: 40-65 initial.
  • Atlas StormMaster Slate: $7.50-$8.50/sq ft. 50-year warranty, Class 4 hail, 150 MPH. SRI: 35-55 initial.
• Metal Shingles: $8-$14/sq ft. 50-100+ years, 150-175 MPH. Colors: wide (blue, gray). Noise needs insulation ($0.25-$0.50/sq ft).
  • Tamko MetalWorks Steel Shingles: $8-$13/sq ft. G-90 steel, 50-year warranty, 150 MPH. SRI: 40-60 initial.
  • Classic Metal Roof Tiles: $8.50-$14/sq ft. Aluminum, 50-year warranty, 165 MPH. SRI: 50-70 initial.
  • Interlock Metal Roofs: $9-$14.50/sq ft. Heavy-gauge aluminum, lifetime warranty, 175 MPH. SRI: 50-75 initial.
• Standing Seam Metal: $10-$16/sq ft. 50-100+ years, 150-175 MPH. Colors: sleek (silver, green).
  • Sheffield Snap-Lock: $10-$14/sq ft. 50-year warranty, 150 MPH. SRI: 60-85 initial.
  • McElroy Field-Lock: $11-$16/sq ft. 70-year lifespan, 175 MPH, Class 4 hail. SRI: 65-90 initial.
• Stone-Coated Steel: $10-$16/sq ft. 50-70 years, 150-175 MPH. Colors: earthy (tile tones).
  • DECRA Villa Tile: $10-$14/sq ft. 50-year warranty, 150 MPH, Class 4 hail. SRI: 40-60 initial.
  • Boral Steel Pine-Crest Shake: $11-$16/sq ft. 50-year warranty, 165 MPH, Class 4 hail. SRI: 35-55 initial.
• Concrete Tiles: $11-$20/sq ft. 50-70 years, 150-175 MPH, heavy (10-12 lbs/sq ft). Colors: vibrant (red, beige).
  • Boral Saxony Concrete: $11-$18/sq ft. 50-year warranty, 150 MPH. SRI: 30-50 initial.
• Clay Tiles: $12-$22/sq ft. 75+ years, 150-175 MPH. Colors: classic (terracotta).
  • Ludowici Classic Clay: $12-$22/sq ft. 75-year warranty, 150 MPH. SRI: 25-45 initial.
• GAF Timberline Solar: $18-$26/sq ft. Nailable solar shingles, 25-30 years, 150 MPH. Colors: subtle (black, gray).
  • GAF Timberline Solar: $18-$26/sq ft. 25-year warranty, 2.5-4 kW for 2,000 sq ft.

Cool Roof Pointers: Light colors (white, beige) boost SRI (e.g., GAF Cool Series 70+, Interlock 75) for Florida’s heat; darker tones (gray, brown) suit aesthetics.

Hurricane Resistance: FBC requires 130 MPH minimum (150-175 MPH in HVHZ). Metal, tiles, and premium asphalt excel; cedar and 3-tab asphalt are less common due to wind vulnerability.

Regional Tips: South Florida (HVHZ) favors metal/tiles; Central prefers asphalt/tiles for style; North leans toward cost-effective asphalt/metal.

Color Options: 5-20 shades per brand—light colors cut AC costs (10-20% savings); HOAs may mandate earthy tones (e.g., beige, terracotta).

Match your needs: Asphalt for affordability, metal for durability, tiles for style, or solar for energy savings—all hurricane-ready.

Hiring a Contractor in Florida

Find a reputable, FBC-savvy roofer:

1. Ask Around: Check reviews (BBB, Angie’s List), ask about hurricane experience.
2. Screen Them: Confirm FBC knowledge, references, subcontractors, and pricing ($2.50-$5/sq ft labor varies by expertise).
3. Get Estimates: Request 3-5 itemized bids after inspection—specify roof size, material (e.g., 150 MPH metal), and HVHZ/25% Rule needs. Ask for warranties and code compliance proof.
4. Verify: Check licensing (Florida DBPR), insurance, and past storm-rated jobs.
5. Trust Your Gut: Choose a communicative pro.

Pricing Variations: General contractors charge $2.50-$3.50/sq ft labor; hurricane-certified firms (e.g., GAF Master Elite) may hit $4-$5/sq ft. A 2,000 sq ft roof could range from $5,000-$10,000 in labor.

Financing: Ask about payment plans, lender referrals, or manufacturer financing (e.g., GAF’s 0% interest). Options include FHA Title I loans ($25,000 max, 20-year term), personal loans ($5,000-$50,000, 5-10% APR), home equity loans (3-6% APR, $10,000-$100,000), or post-storm bank loans (e.g., 1% APR for 12 months). HVHZ or two-story jobs may need extra safety planning—use GAF-certified contractors for Timberline Solar.

Red Flags: Low bids, unlicensed crews, or skipping permits risk code violations and insurance denials.

Key Considerations in Florida

• Licensing/Insurance: Verify Florida credentials.
• Materials: Prioritize wind resistance, color options, and regional fit.
• Roof Deck: A solid deck (plywood/OSB, $4-$8/sq ft to replace) is vital—FBC requires inspections for rot ($3-$6/sq ft repairs) to pass wind tests.
• 25% Rule: Per Florida Statute 553.844 (SB 4-D, 2022), if repairs exceed 25% of the roof area in a year and predate 2007 FBC (pre-March 1, 2009), full replacement is required—e.g., a $3,000 patch could trigger a $20,000 job. Post-2009 roofs repair only the damaged area.
• Historic Homes: In districts (e.g., St. Augustine), FBC variances may allow tiles/metal ($11-$20/sq ft) over asphalt, adding $2,000-$5,000 for aesthetics.
• Estimate Details: Ensure clarity on hurricane upgrades (e.g., clips, sealed underlayment).
• Ventilation/Insulation: Ridge and soffit vents combat humidity—FBC mandates airflow.
• Weight Load: Tiles (10-12 lbs/sq ft) may need a structural check ($300-$800) on older homes.
• Timeline: Varies by size; two-story or HVHZ roofs take longer.
• Warranties: 5-15 years workmanship; 20-50 years materials (25 years for GAF Timberline Solar, certified install required).
• Permits/HOA: Permits ($150-$600) are strict—HVHZ and 25% Rule add scrutiny; HOAs may mandate colors/styles, adding $200-$1,000.
• Flashings: Replace with hurricane-rated versions—don’t reuse.
• Temperature: Install above 45°F, avoid peak hurricane season (June-Nov).
• Post-Install Check: Request a county inspector’s review (required in HVHZ).

Quality and Code Compliance in Florida

A quality roof meets the Florida Building Code (FBC)—8th Edition (2023, effective 2024), requiring 130 MPH wind resistance statewide (150-175 MPH in HVHZ like Miami-Dade/Broward). Key rules: sealed underlayment (ASTM D8257), hurricane clips/straps, and impact resistance in coastal zones. The 25% Rule mandates full replacement for pre-2007 roofs if >25% damaged in a year, ensuring storm readiness but raising costs if triggered mid-project. Non-compliance risks fines ($1,000-$10,000), insurance rejection, or forced re-work. Skimping fails wind tests—Hurricane Ian (2022) showed this with widespread failures. Hire FBC-trained pros—permits and inspections ensure durability, legality, and insurance discounts (10-30%).

Wind Mitigation Credits

Installing FBC-compliant features (e.g., 150 MPH shingles, hurricane straps, hip roofs) can cut premiums by 10-30% ($300-$1,500/year on a $5,000 policy). A wind mitigation inspection ($100-$200) documents these via Form 1802—file post-install to maximize savings.

Maintaining Your New Roof in Florida

Clear debris yearly ($0.05-$0.10/sq ft), treat algae ($0.10-$0.25/sq ft) due to humidity, and inspect post-storm. After install, check for stray nails (magnet, $10-$20), inspect gutters, and verify flashing seals—fixes cost $100-$300 if missed. Costs by material: asphalt ($0.10-$0.20/sq ft/year, algae treatment); metal ($0.05-$0.10/sq ft, inspections); tiles ($0.15-$0.30/sq ft, crack repairs); solar ($0.05-$0.15/sq ft, cleaning). Maintenance adds 5-10 years.

Energy and Eco Benefits in Florida

Cool roofs (e.g., GAF Timberline Solar, SRI 60-80) save 10-20% on AC—light colors are key in Florida’s heat. Metal (Interlock, SRI 75) reflects sun efficiently. GAF Timberline Solar generates $0.20-$0.60/sq ft/year in savings plus:

• Federal ITC: 30% credit ($10,800-$23,400 on a $36,000-$78,000 job) through 2032.
• Florida Net Metering: Excess solar credits offset bills ($200-$500/year for 2,000 sq ft), per FPL rules.
• Local Rebates: Counties like Miami-Dade offer $500-$2,000 for energy upgrades—check locally.

FAQs for Florida

• How long does it take? Asphalt takes 1-3 days (small roofs) to 5-7 days (large); metal/tiles 3-7 days, GAF Timberline Solar 5-10 days. Two-story or HVHZ adds 1-2 days.
• Can I DIY? DIY saves $2-$4/sq ft but risks FBC violations—pros are required for HVHZ and GAF Timberline Solar.
• When should I replace? Asphalt (15-30 years) needs swapping by year 20 if granules erode; metal/tiles (50+ years) wait longer unless storm-damaged (e.g., Ian 2022, Idalia 2023). Check roof age—proactive swaps avoid hurricane losses ($10,000+).
• Best time to replace? Spring (Mar-May) avoids hurricane season (June-Nov) and ensures sealing; summer heat may rush jobs.
• Insurance claims process? Post-storm (e.g., Idalia’s 125 MPH winds in 2023), document damage (photos), file with insurer, get an adjuster’s estimate, and align bids with payout—FBC compliance boosts approval. Roofs >15-20 years may get actual cash value vs. replacement cost.
• What’s the 25% Rule? If repairs exceed 25% of your roof area in a year, pre-2007 FBC roofs require full replacement—e.g., a $3,000 patch on a 2,000 sq ft roof could trigger a $20,000 job; post-2009 roofs repair only the damaged part.
• Lifespan? 20-30 years for asphalt, 50-100+ for metal/tiles, 25-30 for GAF Timberline Solar.
• Signs I need a new roof? Wind damage, leaks, granule loss.

Quick Material Comparison (Per Sq Ft, Florida)

Bottom Line

In Florida, tearing off and replacing a roof costs $6-$8.50/sq ft with asphalt (e.g., GAF Timberline HDZ, $6.50-$8.50/sq ft, 130-150 MPH), up to $18/sq ft with hurricane-grade metal (Interlock, 175 MPH), or up to $26/sq ft with energy-generating GAF Timberline Solar, scaling with your roof size and home style. The FBC (130 MPH statewide, 150-175 MPH HVHZ) and 25% Rule ensure storm readiness—coastal HVHZ areas with complex roofs (e.g., Miami, $10/sq ft max for asphalt with 10-20% complexity bump) add costs.

 

Storms like Ian (2022, $50B) and Idalia (2023, $3.5B) prove a reliable roof’s worth. FBC compliance unlocks 10-30% insurance discounts; solar yields 30% ITC credits ($10,000-$23,000). Disposal varies—$600-$1,600 for 2,000 sq ft—while financing (FHA loans, 0% plans) eases payment. A well-executed job—wind-ready, ventilated, and contractor-installed—lasts decades and protects your Florida home. Weigh cool roof perks, hurricane resistance, and energy savings to invest wisely.