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Roof type

Flat roofs in South Florida

Low-slope modified bitumen systems from GAF, Polyglass and Owens Corning, all with current Miami-Dade NOAs: $850 per square installed with tear-off, or $1,300 per square for an insulated system. Financing runs as low as 6.99% APR for qualified borrowers over 10 years.

We install and replace roofs. We don't offer roof repairs.

Get a flat roof quote Call 754-800-4115

Modern two-story home with a flat roof behind a row of palms on a Fort Lauderdale waterway (stock photo)Miami-Dade, Broward & Palm Beach
  • $850*non-insulated per square, installed
  • 5–10 year labor warranty
  • HVHZ Miami-Dade NOA systems
  • Licensed CCC1337395 Certified Roofing Contractor

The short version

Flat roofs at a glance

Republic flat roof facts
Price$850 per square (100 sq ft) installed, non-insulated. $1,300 per square for an insulated system. $10,000 minimum job.
BrandsGAF, Polyglass and Owens Corning low-slope modified bitumen systems.
IncludesTear-off, permit, base and cap sheets, insulation on insulated systems, flashings, edge metal, inspections.
Labor warranty5–10 years, depending on the system. Product warranties from the maker.
WhereMiami-Dade, Broward and Palm Beach counties only.
LicenseFlorida Certified Roofing Contractor CCC1337395.
Last reviewedOctober 2026
Finished dark single-ply membrane on a flat roof with a stone-capped parapet edge (stock photo)

Installed price

What a flat roof costs

$850* *non-insulated*Non-insulated flat roof, per square (100 sq ft of roof) installed, with tear-off. Insulated system $1,300 per square. Jobs start at $10,000 (minimum job). Every home gets its own written quote.

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.

Worked examples:

  • 20 squares (2,000 sq ft), non-insulated $17,000
  • 20 squares (2,000 sq ft), insulated system $26,000
  • 10 squares (1,000 sq ft), non-insulated: $8,500, so the minimum applies $10,000
  1. Roof size and shape Squares, pitch, hips, valleys and sections.
  2. Insulated or not The brand, system and whether it includes insulation.
  3. Tear-off, deck and drainage Layers coming off, the deck once open, and slope to drain.

Financing is subject to credit approval, as low as 6.99% APR for qualified borrowers over 10 years, $0 down: about $116.06 a month for every $10,000 financed (120 months). See financing, the full roof cost guide.

Lines we install

Flat roof brands and systems

  • Modified bitumen

    GAF Ruberoid

    System
    GAF Ruberoid modified bitumen roof system for wood decks, APP and SBS membranes, with insulated wood deck assemblies listed (NOA 25-0926.01).
    Uplift
    Maximum design pressure −105 psf, per the NOA.
    Install
    GAF lists SBS membranes as hot-mopped, cold-applied, heat-welded or self-adhered, and APP membranes as typically torch-applied.
    Approval
    Miami-Dade NOA 25-0926.01, held by GAF, expires 11/06/2030. HVHZ approved.

    Sources: 1 · 2

  • Modified bitumen

    Polyglass Elastoflex and Polyflex

    Systems
    Modified bitumen over wood decks (Elastobase, Elastoflex, Polyflex, Polyfresko; NOA 22-0706.08) and self-adhered systems over wood decks (Elastoflex SA, Polyflex SA; NOA 22-0706.09).
    Uplift
    Maximum design pressure −120 psf (22-0706.08) and −112.5 psf (22-0706.09), per the NOAs.
    Warranty
    Polyglass publishes 10, 12, 15 and 20 year Labor & Material warranties; its self-adhered table lists 15 years for Elastoflex SA V base with Elastoflex SA P cap.
    Approval
    Miami-Dade NOAs 22-0706.08 (expires 09/13/2027) and 22-0706.09 (expires 10/11/2027), held by Polyglass USA HVHZ approved.

    Sources: 1 · 2 · 3 · 4

  • Self-adhered modified bitumen

    Owens Corning DeckSeal

    System
    DeckSeal low slope roofing system over wood decks: DeckSeal SA Base/Ply, MA NailBase and SA SBS Cap, SBS self-adhered membranes (NOA 22-0329.02).
    Uplift
    Maximum design pressure −112.5 psf, per the NOA.
    Warranty
    Owens Corning lists a limited warranty against material defects of 12, 15 or 20 years, depending on the 2- or 3-ply configuration.
    Approval
    Miami-Dade NOA 22-0329.02, held by Owens Corning Roofing and Asphalt, LLC, expires 05/18/2027. HVHZ approved.

    Sources: 1 · 2

Logos belong to their owners. Listing a brand doesn't mean a manufacturer certification. Warranty terms are the manufacturer's, not Republic's.

Side by side

HVHZ vs Palm Beach flat roof rules

PointMiami-Dade and Broward (HVHZ)Palm Beach
Code sectionFBC 1519, roof coverings with slopes less than 2:12, installed per the roofing assembly product approval.FBC 1507.10 built-up, 1507.11 modified bitumen and 1507.12 single-ply roofing.
Product approvalAll roof assemblies, roof coverings and roof systems need a product approval (1515.1).Modified bitumen meets ASTM D6162, D6163, D6164, D6222, D6223, D6298 or D6509 (1507.11.2).
SlopeDeck slope of at least ¼:12 in new construction (1515.2.2.1), and the slope the product approval allows (1515.2.2).Design slope of at least ¼:12 for drainage on built-up, modified bitumen and single-ply roofs (1507.10.1, 1507.11.1, 1507.12.1).
Wind testingContinuous roofing systems tested to TAS 110 and TAS 114, resisting at least 90 psf tested uplift (1523.6.2).Built-up, modified bitumen and single-ply systems tested to FM 4474, UL 580 or UL 1897 (1504.3.1).
EdgesEaves give a firm nailable substrate for perimeter edge metal per RAS 111 (1515.2.3.2).Metal edge systems on roofs under 2:12 designed for wind loads and tested to ANSI/SPRI ES-1 or RAS 111 (1504.5).

HVHZ rules from FBC 1515, 1519 and 1523, Palm Beach rules from FBC 1504 and 1507.10–1507.12.

Product approvals

Miami-Dade NOA numbers

NumberBrandWhat it coversExpires
25-0926.01GAFRuberoid modified bitumen roof system for wood decks11/06/2030
22-0706.08PolyglassModified bitumen roof system over wood decks09/13/2027
22-0706.09PolyglassSelf-adhered roof systems over wood decks10/11/2027
22-0329.02Owens CorningDeckSeal low slope roofing system over wood decks05/18/2027

Each NOA is held by its manufacturer: GAF, Polyglass USA and Owens Corning Roofing and Asphalt, LLC. All four cover wood decks, list insulated wood deck assemblies and are approved for the HVHZ. Your permit lists the exact NOA and assembly used. Check any number on Miami-Dade product control or floridabuilding.org.

HVHZ and Palm Beach

Code rules for flat roofs

  • Miami-Dade and Broward (HVHZ) Adhered components bond to the deck per the product approval (FBC 1519.1). On wood decks, base sheets are nailed with 12-gage annular ring-shank nails with at least 20 rings per inch and 3/8-inch heads, with tin caps per 1517.5.2, in the pattern the product approval sets (1519.5.1–1519.5.1.3). Source
  • Impact and insulation (HVHZ) Low-slope coverings must resist impact under ASTM D3746, ASTM D4272, FM 4470 or TAS 114 (1515.2.4). All roof insulation needs its own product approval (1520.1). Source
  • Palm Beach (outside the HVHZ) Built-up, modified bitumen and single-ply roofs need a design slope of at least ¼:12 for drainage (1507.10.1, 1507.11.1, 1507.12.1), and metal edge systems on low-slope roofs are designed and tested for wind (1504.5). Source

Wind mitigation

Flat roofs and your insurance discount

  • Florida law requires home insurers to offer discounts for proven wind-mitigation features (§627.0629). An inspector records them on form OIR-B1-1802, Rev. 04/26. Source
  • Question 4, Roof Covering, lists Built Up and Membrane as covering types. Answer A applies when every covering has a Florida or Miami-Dade product approval current at installation, or a roofing permit applied for on or after 3/1/02. Answer B applies when every covering has a Miami-Dade approval current at installation. Source
  • Question 8, Secondary Water Resistance, counts fully adhered ASTM D1970 underlayment, taped deck seams, or a double layer of felt or synthetic. The form says standard underlayment and hot-mopped felts don't qualify. Source

Your insurer and your policy decide the final credit. See roofing and insurance. Code change: the 9th Edition Florida Building Code takes effect 12/31/2026, per Miami-Dade product approval notices.

Service life vs. manufacturer rating

How long does a flat roof last in Florida?

Typical South Florida service life depends on the system, the drainage and upkeep, so we don't quote one number for flat roofs. The manufacturer rating is a separate thing: it's the warranty each brand publishes, and its terms depend on the system and plies used.

  • GAF (manufacturer rating) GAF says its mod-bit and BUR systems are eligible for No Dollar Limit guarantees up to 35 years for qualifying systems; terms depend on the system. Source
  • Polyglass (manufacturer rating) 10, 12, 15 and 20 year Labor & Material warranties; 15 years for an Elastoflex SA V base with Elastoflex SA P cap, 20 years with an added SA V interply. Source
  • Owens Corning (manufacturer rating) DeckSeal limited warranty against material defects of 12, 15 or 20 years, depending on the 2- or 3-ply configuration. Source
Finished flat roof with a gray granulated cap sheet and parapet edges, South Florida

Roof age and insurance

The 15-year roof-age rule, Fla. Stat. §627.7011(5)

  • Under 15 years old “An insurer may not refuse to issue or refuse to renew a homeowner’s policy insuring a residential structure with a roof that is less than 15 years old solely because of the age of the roof.” Source
  • 15 years or older “For a roof that is at least 15 years old, an insurer must allow a homeowner to have a roof inspection performed by an authorized inspector at the homeowner’s expense before requiring the replacement of the roof … The insurer may not refuse to issue or refuse to renew a homeowner’s insurance policy solely because of roof age if an inspection … indicates that the roof has 5 years or more of useful life remaining.” Source

From estimate to final inspection

How a flat roof project works

  1. Estimate

    We measure the flat roof and check its drainage for free, and send the quote, usually within 24–48 hours.

  2. Contract sign-off

    You sign a written contract for the system, insulated or not, scope and price.

  3. HOA approval (if applicable)

    We prepare the application with the system and product approval your board asks for.

  4. Permit

    We pull the permit under our state roofing license. It usually takes one to four weeks.

  5. Ordering materials

    We order the approved base, ply and cap sheets, insulation if chosen, fasteners and edge metal.

  6. Tear-off

    We tear off the old flat roof down to the deck.

  7. In-progress inspection

    The building department checks the deck and base sheet attachment before the roof is finished.

  8. Installation

    We install the membrane system, flashings and edge metal per the product approval.

  9. Final inspection

    The building department signs off, and the permit is closed.

HOA, condo and notice of commencement

  • HOA: “hurricane protection” includes roof systems recognized by the Florida Building Code that meet ASCE 7-22. The board must adopt specifications and can't deny an application that conforms to them, though it can require a unified look (§720.3035(6)). Source
  • Condo: the roof is usually a common element, and the association is responsible for the common elements under the declaration (§718.113(1)). Ask your board before you plan a roof. Source
  • Notice of commencement: when the direct contract is more than $5,000, a copy of the recorded notice of commencement must be filed with the building department before the first site visit, or later approvals stop (§713.135(1)(e)). Source

Where we install flat roofs

From our office at 2901 SW 3rd Ave STE 1B, Fort Lauderdale, FL 33315, we roof in Miami-Dade, Broward and Palm Beach counties only.

Warranty

  • 5–10 year labor warranty on a flat roof, depending on the system.
  • Product warranties come from GAF, Polyglass and Owens Corning and vary by system and plies.

Flat roof questions

How much does a flat roof cost?

$850 per square (100 sq ft of roof) for a non-insulated flat roof and $1,300 per square for an insulated system, installed with tear-off, with a $10,000 minimum job. A 20-square flat roof works out to $17,000 non-insulated or $26,000 insulated.

Why does a small flat roof still cost $10,000?

Every roof job has a $10,000 minimum. A 10-square non-insulated flat roof is $8,500 at the square rate, so the minimum applies.

What's the difference between insulated and non-insulated?

An insulated system adds approved roof insulation under the membrane. All four wood-deck NOAs on this page list insulated deck assemblies, and in the HVHZ the insulation needs its own product approval (FBC 1520.1).

How long does a flat roof last in Florida?

It depends on the system, the drainage and upkeep, so we don't quote a single number. The manufacturer rating is separate: Polyglass and Owens Corning publish warranties 12, 15 or 20 years depending on the system, and GAF lists guarantees up to 35 years for qualifying systems.

Does roof age affect my insurance?

Under Fla. Stat. §627.7011(5), an insurer may not refuse to issue or renew a homeowner's policy solely because of roof age if the roof is less than 15 years old. Once a roof is 15 or older, the insurer must let you get an inspection by an authorized inspector, at your expense, before requiring replacement, and can't refuse solely because of age if it shows 5 or more years of useful life left.

Can I finance a flat roof?

Yes, subject to credit approval. Financing runs as low as 6.99% APR for qualified borrowers over 10 years, $0 down. That's about $116.06 a month for every $10,000 financed (120 months).

Which flat roof brands do you install?

GAF Ruberoid modified bitumen, Polyglass modified bitumen and self-adhered systems, and Owens Corning DeckSeal. Each has a current Miami-Dade NOA for wood decks.

What is modified bitumen?

Asphalt roofing membrane modified with SBS or APP polymers, laid in plies with a base sheet and a cap sheet. GAF lists SBS as hot-mopped, cold-applied, heat-welded or self-adhered, and APP as typically torch-applied.

What are the HVHZ rules for flat roofs?

In Miami-Dade and Broward, roofs under 2:12 follow FBC 1519 and their product approval: approved assemblies (1515.1), at least ¼:12 deck slope in new construction, ring-shank nails and tin caps for base sheets on wood decks, impact-tested coverings, and systems tested to at least 90 psf uplift.

What about Palm Beach County?

Palm Beach is outside the HVHZ. Flat roofs follow FBC 1507.10 to 1507.12: a design slope of at least ¼:12 for drainage, ASTM-listed membranes, FM 4474, UL 580 or UL 1897 wind testing (1504.3.1), and wind-rated edge metal (1504.5).

Can a new flat roof lower my insurance?

It can help. On form OIR-B1-1802 (Rev. 04/26), Question 4 lists Built Up and Membrane coverings and asks about their product approval, and Question 8 covers secondary water resistance. Your insurer sets the actual credit.

Is there a code change coming?

Yes. The 9th Edition Florida Building Code takes effect 12/31/2026, per Miami-Dade's product approval notices.

Do you tear off the old roof?

Yes. Every flat roof job includes tear-off of the old roof down to the deck before the new system goes on.

What warranty comes with it?

A 5–10 year labor warranty from Republic, depending on the system. Product warranties come from GAF, Polyglass or Owens Corning and depend on the system.

Where do you install flat roofs?

Miami-Dade, Broward and Palm Beach counties only. We install and replace roofs; we don't offer roof repairs.

Primary sources

Check it yourself

Official references (18)

Free, in person

Get your free flat roof estimate

We measure the roof, check the county's rules and send the quote, usually within 24–48 hours.

Call 754-800-4115

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Voices of Trust

Real South Florida homes, real Republic crews.

Financing

Pay over time

12

Months

No interest if paid in full

10

Years

at 6.99% APR

$0

Down

about $116/mo per $10k financed

Lenders

  • Sunlight Financial
  • Service Finance Company
  • Upgrade
  • Renew Financial

Get Qualified

12-month offer is deferred interest: if not paid in full by the end of the promotion, interest is charged back to the purchase date. Subject to credit approval.

Estimates

The Real Cost

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

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. real monthly cost

$0.00

Payment minus the insurance savings.

Est. payback

0.0 years

Project cost divided by yearly insurance savings.

Estimates only. The insurance percentage is an assumption, not quotes. Actual savings depend on the insurer, the home, and usage. Not a guarantee. Financing is subject to credit approval.

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