Question 1

Where is my leak actually coming from?

Accepted Answer

Rarely from directly above the stain. Water enters at a valley, a flashing or a penetration, runs along framing, and drops through the first gap it finds — often ten or fifteen feet away.

Question 2

Do you charge for an inspection?

Accepted Answer

Ask when you call. What we will not do is give you a number over the phone for a roof nobody has looked at.

Question 3

Repair or replace?

Accepted Answer

In Florida the 25% code rule usually decides it. We establish which side of the threshold you are on, in writing, before any price is agreed.

Question 4

What is the 25% rule?

Accepted Answer

Florida limits how much of a roof can be repaired within twelve months before the whole system must be brought to current code. There is a 2022 exception for roofs built to the 2007 code or later.

Question 5

Why does my county matter?

Accepted Answer

Broward and Miami-Dade are inside the High Velocity Hurricane Zone and require Miami-Dade product approval. Palm Beach does not. It is a genuinely different specification.

Question 6

My tiles look fine but the roof leaks. How?

Accepted Answer

Because tile is not the waterproofing — the underlayment beneath it is. Tile lasts decades; underlayment does not, especially in Florida heat.

Question 7

Can you match my tile or shingles?

Accepted Answer

The product line, often. The weathered colour on a twenty-year-old roof, rarely. We will tell you before starting if an exact match is not achievable.

Question 8

Will a coating fix my flat roof?

Accepted Answer

Over a sound, dry roof it is a legitimate life-extension. Over wet insulation it seals the water in and makes the eventual replacement more expensive. Ask for a moisture survey first.

Question 9

How long do I have to file a storm claim?

Accepted Answer

One year from the date of loss for a new or reopened claim, eighteen months for a supplemental. Both were shortened in 2022, so older advice is wrong.

Question 10

Should I file a claim at all?

Accepted Answer

Not always. Below your deductible, or wear rather than a covered event, a claim costs you and recovers nothing — and a denial still sits on your loss history.

Question 11

Someone offered to cover my deductible.

Accepted Answer

That is insurance fraud in Florida and it makes you a party to it. Walk away, and take it as information about the company.

Question 12

What is an assignment of benefits?

Accepted Answer

It transfers your claim rights to a contractor. Read anything you are asked to sign, and never sign one on a doorstep in the week after a storm.

Question 13

Do you pull the permit?

Accepted Answer

Yes. A contractor asking you to pull an owner-builder permit for their work is a serious warning sign.

Question 14

Do I need to move out during a replacement?

Accepted Answer

Almost never. It is loud and dusty in the attic, but the house stays livable.

Question 15

What if the deck is rotten under my roof?

Accepted Answer

Common, and never visible beforehand. It should be an explicit allowance in the contract rather than a conversation on day three. Ask every bidder how they handle it.

Question 16

Why hire a general contractor rather than a roofer?

Accepted Answer

For a clean re-roof, do not — a roofing company will likely be faster and cheaper. Call us when the water has been getting in long enough that framing, insulation and ceilings are also in scope.

Question 17

Do you work with HOAs and condo associations?

Accepted Answer

Regularly. The architectural approval and reserve process usually takes longer than the roof does.

Question 18

How fast can you come out?

Accepted Answer

Active leaks are triaged the same day where we can reach you. After a named storm the whole county calls at once and we will be honest about the queue.

The Questions People Actually Ask

Roofing in South Florida

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