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Roof replacement cost · October 2026

How much does a new roof cost in South Florida?

Republic prices full roof replacements in Miami-Dade, Broward, and Palm Beach counties by the roofing square (1 square = 100 sq ft of roof surface), with jobs starting at $10,000: architectural shingle is $700 per square installed, concrete tile is $1,075 per square, standing-seam metal is $1,125 per square, clay tile is $1,175 per square, flat roof (non-insulated) is $700 per square, and flat roof with an insulated system is $1,300 per square.

We install and replace roofs—we don't offer roof repairs. Every replacement is a complete tear-off down to the wood deck with FBC 8th Edition (2023) re-nailing, a sealed secondary water barrier, HVHZ-approved underlayment and roof covering, city or county permits pulled under Florida roofing license CCC1337395, and a 10-year labor warranty on shingle, tile, and metal roofs (5–10 years on flat roofs).

  • From $10,000Minimum roof replacement job
  • $700 / sqShingle · $1,075 concrete tile
  • $1,125 / sqMetal · $1,175 clay tile
  • 10-yr laborShingle, tile & metal (5–10 yr flat)
Get a free quoteRun the calculatorView brochures

Updated · Licenses CCC1337395 & CGC1533058 (verify on DBPR).

At a glance

What does each roof type cost per square?

Roofers price by the square. One square is 100 square feet of roof surface, so a roof with 2,000 square feet of surface is 20 squares. Pitch, hips and valleys add surface beyond the home's floor area. Roofing jobs start at $10,000 (minimum job). Every per-square price includes complete tear-off to the wood deck, FBC 2023 8d ring-shank re-nailing, a sealed secondary water barrier, HVHZ-approved roof covering, and the city or county permit.

Installed price per roofing square (1 square = 100 sq ft of roof surface)Updated October 2026
Installed roof replacement prices per roofing square (100 sq ft) and sample 20-, 25-, and 30-square totals
Roof materialInstalled / square20 squares (2,000 sq ft)25 squares (2,500 sq ft)30 squares (3,000 sq ft)South FL lifespanDays on roofLabor warranty
Architectural asphalt shingleOwens Corning, GAF, TAMKO (HVHZ wind-rated architectural shingles)$700 / sq$14,000$17,500$21,00015–20 years in South Florida1–3 days10 years
Concrete roof tileEagle Roofing concrete tile systems (S-profile, medium & flat profiles)$1,075 / sq$21,500$26,875$32,25025–30 years in South Florida3–5 days10 years
Standing-seam / architectural metalEnglert & Metal Alliance HVHZ standing-seam metal roof systems$1,125 / sq$22,500$28,125$33,75040+ years in South Florida3–5 days10 years
Clay roof tileSantafe clay tile (made in Colombia; kiln-fired color that won't fade)$1,175 / sq$23,500$29,375$35,25025–30+ years in South Florida3–5 days10 years
Flat roof (non-insulated)Polyglass low-slope modified-bitumen membrane systems$700 / sq$14,000$17,500$21,000Varies by assembly & drainageVaries by size5–10 years
Flat roof, insulated systemPolyglass multi-ply membrane over tapered / rigid roof insulation$1,300 / sq$26,000$32,500$39,000Varies by assembly & drainageVaries by size5–10 years
Minimum roofing jobFrom $10,000Full replacementMiami-Dade, Broward& Palm Beach onlyComplete tear-offFree measureWe don't do roof repairs

We install and replace roofs in Miami-Dade, Broward, and Palm Beach counties only—we don't offer roof repairs. Flat (low-slope) roofs are custom-quoted after a free on-site roof measure.

By roof size

How much does a full roof cost by number of squares?

How our published per-square rates scale from a 15-square compact ranch to a 40-square estate roof. Because of roof pitch, garage bays, covered patios, and 2-foot eaves, roof surface area is usually 20% to 35% larger than air-conditioned floor area.

Total installed roof replacement cost by roofing squares (15 to 40 squares)Updated October 2026
Total installed roof replacement cost by roofing squares and material in South Florida
Roofing squaresRoof surface areaTypical A/C home sizeShingle ($700/sq)Concrete tile ($1,075/sq)Metal ($1,125/sq)Clay tile ($1,175/sq)
15 squares1,500 sq ft~1,100–1,300 sq ft$10,500$16,125$16,875$17,625
20 squares2,000 sq ft~1,500–1,750 sq ft$14,000$21,500$22,500$23,500
25 squares2,500 sq ft~1,850–2,150 sq ft$17,500$26,875$28,125$29,375
30 squares3,000 sq ft~2,200–2,600 sq ft$21,000$32,250$33,750$35,250
35 squares3,500 sq ft~2,650–3,000 sq ft$24,500$37,625$39,375$41,125
40 squares4,000 sq ft~3,100–3,500 sq ft$28,000$43,000$45,000$47,000

Minimum roofing job is $10,000. Homes that combine a pitched main roof with a flat modified-bitumen patio roof receive an itemized quote after our free on-site measure.

Cost drivers

What makes a roof replacement cost more or less?

Nine factors shape the final number on your written roof quote. Material choice and total roofing squares matter most.

  • Biggest lever

    01Roof covering material

    Architectural shingle ($700/sq) and non-insulated flat roofing ($700/sq) are the lowest upfront options, while concrete tile ($1,075/sq), standing-seam metal ($1,125/sq), clay tile ($1,175/sq), and insulated flat systems ($1,300/sq) carry higher material and fastening costs.

    Check whether your HOA covenant requires a specific tile profile or allows standing-seam metal under §720.3035(6).

  • Biggest lever

    02Total roofing squares (pitch & overhangs)

    A roofing square is 100 sq ft of actual roof surface—not air-conditioned living area. Garage roofs, covered lanais, 2-foot eaves, and steeper pitches (5:12 to 7:12) typically make roof area 20%–35% larger than floor area.

    We measure your exact roof surface area and slope on site at no cost before quoting.

  • Raises price

    03Roof geometry (hips, valleys & dormers)

    Simple gable or hip roofs have less material waste and faster flashing work than multi-level roofs with intersecting valleys, skylights, chimneys, and parapet transitions.

    True hip roofs (where all four slopes meet) earn the separate Hip Roof discount on form OIR-B1-1802 (Question 7).

  • Can raise price

    04Flat roof tie-in sections (patio or porch)

    Many South Florida homes combine a sloped main roof with a low-slope or flat patio roof ($700/sq non-insulated or $1,300/sq insulated) over the lanai, where sloped tile or shingle cannot be used.

    We measure and price flat roof sections during your free on-site visit so both roofs tie together under one permit.

  • Variable after tear-off

    05Plywood decking & fascia replacement

    Soft or rotted plywood sheathing and fascia boards can only be seen once the old roof tear-off is complete. Florida code requires solid, code-thickness sheathing to hold 8d ring-shank nails.

    Every Republic quote states upfront per-sheet plywood and per-linear-foot fascia rates so there are no surprises during tear-off.

  • Raises price

    06HVHZ underlayment & tile uplift rules

    Miami-Dade and Broward sit in the High-Velocity Hurricane Zone (FBC §§1512–1525), requiring HVHZ-approved secondary water barriers and Miami-Dade's tile underlayment uplift rules (minimum 45 psf design pressure, or 30/90 hot-mop).

    A sealed secondary water barrier (OIR-B1-1802 Question 8) is built into our re-roofs and lowers your windstorm premium.

  • Optional add-on

    07Roof-to-wall attachment upgrades (straps/clips)

    While the roof deck is open during tear-off, adding missing clips or single/double wraps (OIR-B1-1802 Question 6) can jump an older home into a higher wind-mitigation credit tier.

    If your home currently has toe-nails, ask us to check roof-to-wall connections during your free roof measure.

  • Can raise price

    08Solar panel detach & reset

    Existing rooftop solar PV panels or solar pool heaters must be detached before tear-off and re-mounted with code-approved flashed standoffs after the new roof passes dry-in.

    Let us know during your measure if you have rooftop solar so we coordinate the schedule before tear-off day.

  • Fixed fee

    09County permits, NOC & engineering

    Every South Florida re-roof requires a building permit, HVHZ product approvals, a recorded Notice of Commencement (§713.135 for jobs over $5,000), and tile uplift / wind-load calculations.

    Included in our per-square installed price and pulled under Florida roofing license CCC1337395.

Permits & Florida code

How do roofing permits and HVHZ code rules work?

Every full roof replacement requires a city or county building permit, HVHZ or Florida Product Approvals, and progressive deck and dry-in checks. Our per-square price already includes the permit fee under license CCC1337395.

Roofing permit timelines, wind zones, and HVHZ code requirements in Miami-Dade, Broward, and Palm Beach counties
CountyPermit review timelineWind zone (ASCE 7-22)County roofing & underlayment rulesOfficial source
Miami-DadeTypically 1–4 weeks for residential re-roof permit reviewYes — HVHZ (175–180+ mph ASCE 7-22)Requires Miami-Dade NOA on every underlayment, fastener, foam, and roof covering; Jan. 3, 2024 memo enforces a 45 psf minimum uplift rating on tile underlayment systems (except prescriptive 30/90 hot-mop).Miami-Dade RER Roofing & Product Control
BrowardTypically 1–4 weeks across Broward municipalitiesYes — HVHZ (170–180+ mph ASCE 7-22)Full HVHZ compliance under FBC 2023 §§1512–1525, HVHZ Uniform Roofing Permit Application, deck re-nailing affidavit, and progressive tin-cap / dry-in / tile uplift checks.Broward County Uniform Building Permit & Fee Schedule
Palm BeachTypically 1–3 weeks for residential re-roof permitsOutside HVHZ (160–175 mph ASCE 7-22 coastal/inland)Requires Florida Product Approval (FL#) or Miami-Dade NOA rated for the property's exact ASCE 7-22 wind contour, plus FBC Existing Building §706 deck re-nailing and sealed secondary water barrier.Palm Beach County PZB Building Division

4 Florida roofing statutes every homeowner should know

  • FBC 8th Edition (2023) §§1512–1525 & §706

    01HVHZ Re-Roofing, Deck Re-Nailing & Sealed Roof Deck

    When a roof is replaced, exposed wood structural panels must be re-nailed to rafters/trusses with 8d ring-shank nails at code spacing and covered with a sealed secondary water barrier so water stays out even if wind lifts the outer covering.

  • Fla. Stat. §553.844(5) (SB 4-D)

    02Florida's Updated 25% Roof Replacement Rule

    If a roof was built, replaced, or permitted to meet the 2007 Florida Building Code (effective March 1, 2009) or later, only the section being worked on must be brought up to current code when more than 25% is affected. Older pre-2009 roofs exceeding 25% can still require replacing the whole section.

  • Fla. Stat. §627.7011(5) (SB 2-D)

    03Florida's 15-Year Roof Insurance Underwriting Rule

    An insurer may not refuse to issue or renew a homeowner policy solely because of roof age if the roof is under 15 years old. Once a roof reaches 15 years old, the homeowner can have an authorized inspector check it first; if it has at least 5 years of useful life left, the insurer cannot refuse on roof age alone.

  • Fla. Stat. §720.3035(6) (HB 293, 2024)

    04HOA Hurricane Protection Rights (Metal, Tile & Shingle)

    Florida homeowners associations must adopt hurricane protection specifications and cannot deny an owner's application to install code-compliant roof systems meeting ASCE 7-22—including metal, tile, and shingle—that conform to the board's adopted style and color specifications.

Worked examples

What does a real South Florida roof replacement cost?

Three complete tear-off and re-roof packages calculated directly from our published per-square prices.

Architectural Shingle Roof Replacement

20 squares (2,000 sq ft roof) · 3-bed ranch in Broward

Architectural Shingle Roof Replacement: roof squares, per-square rate and installed total
Complete tear-off of existing shingle roof to bare wood deckIncluded in per-square priceIncluded
Deck re-nailing (8d ring-shank nails) + sealed secondary water barrierFBC 2023 §706 & OIR-B1-1802 Q5/Q8Included
20 squares architectural shingle system (Owens Corning / GAF / TAMKO)20 sq × $700/sq installed$14,000
New drip edge, valley metal, pipe boots, vents & county permit1–3 days on roof · 10-yr labor warrantyIncluded
Installed total (20 squares × $700/sq)$14,000
Est. 10-yr financing at 6.99% APR ($0 down)$162/mo

Qualifies for FBC-Equivalent Roof Covering (Q4), Level C Roof Deck Attachment (Q5), and Secondary Water Resistance (Q8) on form OIR-B1-1802 (Rev. 04/26).

Concrete Tile Roof Replacement

25 squares (2,500 sq ft roof) · 4-bed home in Palm Beach or Broward

Concrete Tile Roof Replacement: roof squares, per-square rate and installed total
Complete tear-off of old tile & underlayment down to plywood deckIncludes dump trailer & magnetic nail sweepIncluded
Deck re-nailing + HVHZ tile underlayment system (Polyglass)Meets Miami-Dade 45 psf tile underlayment rulesIncluded
25 squares concrete tile (Eagle Roofing)25 sq × $1,075/sq installed$26,875
Code-approved foam / mechanical fastening, flashings & permit3–5 days on roof · 10-yr labor warrantyIncluded
Installed total (25 squares × $1,075/sq)$26,875
Est. 10-yr financing at 6.99% APR ($0 down)$312/mo

Upgrading to Santafe kiln-fired clay tile ($1,175/sq) on this same 25-square roof is $29,375 installed (+$2,500).

Standing-Seam Metal Roof Replacement

30 squares (3,000 sq ft roof) · Coastal home in Miami-Dade

Standing-Seam Metal Roof Replacement: roof squares, per-square rate and installed total
Complete tear-off of existing roof covering & old underlaymentFull deck check & 8d ring-shank re-nailingIncluded
High-temp peel-and-stick secondary water barrier across entire deckFull HVHZ secondary water resistanceIncluded
30 squares HVHZ standing-seam metal roof (Englert / Metal Alliance)30 sq × $1,125/sq installed$33,750
Custom ridge vents, eave/rake trim, NOA engineering & county permit3–5 days on roof · 40+ yr service life · 10-yr labor warrantyIncluded
Installed total (30 squares × $1,125/sq)$33,750
Est. 10-yr financing at 6.99% APR ($0 down)$392/mo

Longest-lasting residential roof system we install in South Florida (40+ years).

Estimates, not quotes. Any rotted plywood sheathing or fascia boards discovered during tear-off are billed at transparent per-sheet / per-foot allowances stated upfront in your written quote.

Estimates

The Real Cost

Calculate what this project will really cost you, and your return on investment.

Enter roofing squares by roof type (1 square = 100 sq ft of roof surface)

Enter roof squares (most single-family homes are 20–35 squares) to see the installed estimate ($10,000 minimum job).

Roofers price by the square. One square is 100 square feet of roof surface, so a roof with 2,000 square feet of surface is 20 squares. Pitch, hips and valleys add surface beyond the home's floor area. Roofing jobs start at $10,000 (minimum job). The project cost below fills in from your picks; change it if you have a quote.

Your numbers

The wind or hurricane part of your homeowners premium, shown on your declarations page.

Est. monthly payment

$0.00

As low as 6.99% APR for 10 years, for qualified borrowers.

Est. insurance savings / mo

$0.00

Estimate only. Assumes 10% of your windstorm premium. Your insurer's Notice of Premium Discounts shows your actual credits.

Est. electric savings / mo

$0.00

Estimate. Assumes 12% of the monthly bill, ENERGY STAR's Southern-zone average for replacing single-pane windows with ENERGY STAR certified ones (about 8% from double-pane).

Est. real monthly cost

$0.00

Payment minus the insurance and electric savings.

Est. payback

0.0 years

Project cost divided by yearly insurance and electric savings.

Estimates only. The insurance and electric percentages are assumptions, not quotes. Actual savings depend on the insurer, the home, and usage. Not a guarantee. Financing is subject to credit approval.

The value side

How can insurance, a grant and financing lower the cost?

Insurance

Wind-mitigation credits

A new FBC-compliant roof upgrades questions 2, 3, and 4 on Florida form OIR-B1-1802: FBC-Equivalent Roof Covering, Level C 8d ring-shank deck attachment, and Sealed Roof Deck (Secondary Water Resistance), plus satisfies the §627.7011(5) 15-year roof rule.

Savings vary. Your insurer and policy decide.

Roof insurance savings

Grant

My Safe Florida Home

If you qualify, the state pays $2 for every $1 you pay, up to $10,000 (§215.5586), for qualifying roof-deck attachment, secondary water barrier, and roof-to-wall upgrades. Homestead, built before 2008, insured for $700,000 or less.

The grant must be approved before you sign a contract or start work.

How the grant works

Financing

Spread the payments

At as low as 6.99% APR over 10 years ($116.06/mo per $10,000 financed), $0 down:

$14,000 shingle roof (20 sq, 10 yrs @ 6.99%)
$162/mo
$26,875 concrete tile (25 sq, 10 yrs @ 6.99%)
$312/mo

20-year plans at 8.99% APR and 12-month deferred-interest plans are also available. Subject to credit approval.

Financing options

Ways to save

  1. Update your OIR-B1-1802 wind-mitigation form right after final sign-off. A new FBC-compliant roof updates Roof Covering (Question 4), Roof Deck Attachment (Question 5), and Secondary Water Resistance (Question 8) on Form OIR-B1-1802 (Rev. 04/26).
  2. Apply for the My Safe Florida Home $10,000 grant before signing. Qualifying Florida homesteads can receive $2 for every $1 spent up to $10,000 (§215.5586) on roof-deck attachment, secondary water barrier, and roof-to-wall upgrades.
  3. Compare concrete tile ($1,075/sq) against clay tile ($1,175/sq). Eagle Roofing concrete tiles come in classic South Florida profiles for $100 less per square than clay tile ($2,500 less on a 25-square roof).
  4. Replace an aging flat patio roof at the same time as the main roof. Bundling a low-slope patio tie-in ($700/sq non-insulated or $1,300/sq insulated) with your main re-roof avoids paying a second permit fee and mobilization later.
  5. Upgrade toe-nailed trusses to clips or straps while the deck is open. If your home was built before 1994 with toe-nailed rafters, adding hurricane clips/straps during tear-off costs less than retrofitting through finished soffits later.

Step by step

How long does a South Florida roof replacement take?

Physical work on the roof takes 1–3 days for architectural shingle and 3–5 days for tile or standing-seam metal (2–4 days for flat roofs), after city or county permit review.

8-step roof replacement timeline from free measure to final sign-offCCC1337395
Step-by-step timeline for a South Florida roof replacement
StageTypical timingWhat happens
1. Free on-site roof measure & written quote24–48 hoursWe measure your roof squares, slope, fascia, and any flat patio sections on site and send an itemized per-square quote within 24–48 hours.
2. Contract sign-off, HOA packet & NOCDays 3–7You pick your shingle, tile, metal, or flat roof specification. We prepare your HOA packet and record the Notice of Commencement (§713.135).
3. Building permit & HVHZ product approvals1–4 weeksWe submit the Uniform Roofing Permit Application, Miami-Dade NOA / FL# sheets, and uplift calculations under license CCC1337395.
4. Complete tear-off & wood deck re-nailingDay 1 on roofWe protect landscaping and driveways, perform a complete tear-off to bare wood, replace any rotted sheathing, and re-nail the deck with 8d ring-shank nails.
5. Sealed secondary water barrier & dry-inDays 1–2 on roofWe install the HVHZ-approved underlayment and peel-and-stick secondary water barrier so your home is dried-in and watertight.
6. In-progress building department checkBefore coveringThe city or county building department checks the deck re-nailing affidavit, tin-caps/seam tape, valley metal, and flashing details before the new roof goes on.
7. Roof covering installation (shingle, tile, metal, or flat)1–3 days (shingle) / 3–5 days (tile & metal)We install your new shingle, tile, metal, or flat roof system in accordance with its Miami-Dade NOA or Florida Product Approval.
8. Final building sign-off, magnet sweep & warrantyFinal dayWe run rolling magnets across your yard and driveway, close out the final building permit, and issue your 10-year labor warranty (5–10 yr on flat roofs).

Before you sign

What's in a Republic roof quote, and what's a red flag?

Included in our quote

  • Free on-site roof measurement and itemized per-square written quote within 24–48 hours
  • City or county building permit pulled under Florida roofing license CCC1337395 and HOA packet preparation
  • Complete tear-off of the old roof down to bare wood sheathing (we never lay a new roof over old shingles or tile)
  • FBC 8th Edition (2023) roof deck re-nailing with 8d ring-shank nails (OIR-B1-1802 Question 5)
  • Sealed secondary water barrier (peel-and-stick underlayment) that qualifies for OIR-B1-1802 Question 8 credit
  • All new drip edge, valley metal, lead pipe boots, exhaust vents, and code-approved flashings
  • HVHZ-approved shingle, concrete tile, clay tile, standing-seam metal, or flat roof assembly
  • Driveway/landscaping tarping, dump trailer haul-away, and multi-pass magnetic nail sweep
  • All progressive and final city/county building department sign-offs plus closed permit documentation
  • 10-year labor warranty on shingle, tile, and metal roofs (5–10 years on flat roofs) plus manufacturer product warranty

Red flags in any roof quote

  • Quoting a 'roof-over' (laying new shingles or metal over old roofing instead of a complete tear-off to bare wood)
  • Pricing from satellite imagery alone without measuring the roof on site and checking flat-roof transitions
  • Hiding per-sheet plywood decking and per-foot fascia rates in fine print—or marking them up after tear-off
  • In Miami-Dade or Broward, quoting an underlayment or tile foam that lacks a current Miami-Dade NOA (or 45 psf tile underlayment rating)
  • Skipping the sealed secondary water barrier (peel-and-stick) that unlocks the OIR-B1-1802 Question 8 insurance credit
  • Asking the homeowner to pull an owner-builder roofing permit or working without an active Florida CCC roofing license
  • Promising a patch or coating on an aging roof when you need a full permitted replacement

Permits and HOA: we pull the roofing permit under Florida license CCC1337395 and prepare the association packet. Under Fla. Stat. §720.3035(6), HOAs cannot deny conforming hurricane-rated roof systems.

Questions

What do people ask about roof replacement cost?

How much does a new roof cost in South Florida in 2026?

Republic prices full roof replacements by the roofing square (1 square = 100 sq ft of roof surface), with jobs starting at $10,000: architectural shingle is $700 per square installed, concrete tile is $1,075 per square, standing-seam metal is $1,125 per square, clay tile is $1,175 per square, flat roof (non-insulated) is $700 per square, and flat roof with an insulated system is $1,300 per square. On a typical 25-square (2,500 sq ft) pitched roof, that equals $17,500 for shingle, $26,875 for concrete tile, $28,125 for metal, and $29,375 for clay tile.

What is a roofing square, and how many squares is my house?

One roofing square equals 100 square feet of actual roof surface. Because roofs have pitch (slope), garage bays, covered patios, and eaves, a home's roof surface is usually 20% to 35% larger than its air-conditioned floor area. For example, a 1,800 sq ft single-story ranch typically measures 22 to 25 roofing squares (2,200–2,500 sq ft of roof).

Why do Republic's roofing jobs start at $10,000?

We only perform full, permitted roof replacements and new roof installations under Florida roofing license CCC1337395—we don't offer roof repairs. Every project includes city/county permits, HVHZ product approvals, dump trailer haul-away, full tear-off to the wood deck, 8d ring-shank re-nailing, a sealed secondary water barrier, and a 10-year labor warranty (5–10 years on flat roofs), making $10,000 our minimum job.

How much does a concrete tile vs. clay tile roof cost in South Florida?

At Republic, a concrete tile roof costs $1,075 per square installed (Eagle Roofing), while a clay tile roof costs $1,175 per square installed (Santafe clay tile made in Colombia). On a 25-square roof, concrete tile is $26,875 and clay tile is $29,375—a $2,500 difference. Both carry a 25–30 year South Florida service life and our 10-year labor warranty.

How much does a standing-seam metal roof cost in Miami-Dade, Broward, or Palm Beach?

A standing-seam / architectural metal roof costs $1,125 per square installed at Republic (Englert and Metal Alliance)—$22,500 for 20 squares, $28,125 for 25 squares, or $33,750 for 30 squares. Metal lasts 40+ years in South Florida and is protected against arbitrary HOA denial by Fla. Stat. §720.3035(6) when it conforms to the board's adopted style and color specifications.

How much does a flat roof replacement cost?

A non-insulated flat roof is $700 per square installed and an insulated flat roof system is $1,300 per square installed (with roofing jobs starting at $10,000). Every flat roof is custom-quoted after a free on-site measure based on roof size, drainage, and the Polyglass low-slope membrane assembly, and includes a 5–10 year labor warranty.

Does Republic offer roof repairs?

No. We install and replace roofs—we don't offer roof repairs. Focusing 100% on full tear-off roof replacements and new installations lets us stand behind the entire deck, secondary water barrier, flashings, and covering with our 10-year labor warranty on shingle, tile, and metal roofs (5–10 years on flat roofs).

What is included in Republic's per-square roof price?

Our per-square price is a complete installed replacement: city/county permit fees, complete tear-off of the existing roof to bare wood, FBC 2023 8d ring-shank deck re-nailing, a sealed secondary water barrier (peel-and-stick), HVHZ underlayment, the new shingle/tile/metal/flat covering, new drip edge, valley metal, pipe boots, vents, dump trailer disposal, magnetic nail sweep, and our labor warranty.

What happens if rotted plywood decking or fascia is found during tear-off?

Because wood rot underneath old felt can only be seen once the tear-off is complete, our written contract states transparent per-sheet plywood sheathing and per-linear-foot fascia replacement allowances upfront. Our crew photographs any damaged wood during tear-off before replacing it so every board meets FBC nailing standards.

How long does a roof replacement take from permit to final sign-off?

Once on the roof, physical installation takes 1–3 days for architectural shingle and 3–5 days for tile or metal roofs (flat roof timelines depend on roof size and membrane system). Before tear-off begins, city or county permit review usually takes 1–4 weeks.

What is Florida's 25% roof rule under §553.844(5)?

Under Fla. Stat. §553.844(5), if a roof was built or replaced to the 2007 Florida Building Code or later, only the damaged part has to be replaced to current code, even when it's 25% or more of the roof. Older pre-2007-code roofs can still need the whole section replaced.

How much will a new roof lower my Florida homeowners insurance?

A full FBC-compliant re-roof upgrades key roof questions on Florida Form OIR-B1-1802 (Rev. 04/26): Roof Covering (Question 4), Roof Deck Attachment (Question 5), and Secondary Water Resistance (Question 8), alongside Roof-to-Wall Attachment (Question 6) and Roof Geometry (Question 7). Under Fla. Stat. §627.0629, insurers must offer wind-mitigation discounts for these features.

Can I use the My Safe Florida Home $10,000 grant for a roof?

Yes. Under Fla. Stat. §215.5586, eligible Florida homesteads (built before 2008, insured value $700,000 or less) can receive $2 for every $1 spent up to $10,000 for qualifying wind-mitigation improvements, including secondary water resistance, roof-to-deck attachment, and roof-to-wall connections. You must receive grant approval before signing a contract or starting work.

What financing options are available for a new roof?

We offer $0-down roof financing (subject to credit approval) through Sunlight Financial, Service Finance, Upgrade, and Renew Financial, including 12-month no-interest-if-paid-in-full plans, 10 years at 6.99% APR ($116.06/mo per $10,000 financed—about $162/mo on a $14,000 shingle roof or $312/mo on a $26,875 concrete tile roof), and 20 years at 8.99% APR.

Which counties and brands does Republic work with for roofing?

We install and replace roofs in Miami-Dade, Broward, and Palm Beach counties only (in Martin, St. Lucie, and the Gulf Coast we offer windows and doors only). We work with Polyglass, Owens Corning, GAF, Englert, Metal Alliance, TAMKO, Eagle Roofing, and Santafe clay tile (made in Colombia).

Check it yourself

Where do these numbers come from?

Our prices

Every price on this page is Republic's own published installed price per roofing square (100 sq ft of roof surface), with jobs starting at $10,000: shingle $700/sq, concrete tile $1,075/sq, standing-seam metal $1,125/sq, and clay tile $1,175/sq (flat roofs custom-quoted after a free on-site measure). Code rules, statutes, and wind-mitigation credits come from the official Florida sources listed here.

Official sources

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Roofing hubTile roofs (concrete & clay)Standing-seam metal roofsArchitectural shingle roofsFlat & low-slope roofsRoof insurance savings guideImpact window costImpact door costRoof financing optionsMy Safe Florida Home grant10-year roof labor warranty

Roofing by South Florida city

Miami-Dade CountyBroward CountyPalm Beach CountyFort LauderdaleMiamiHollywoodBoca RatonWest Palm Beach

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