It depends heavily on material and roof size, but for a typical single-family home, architectural shingle replacement usually lands in the low-to-mid five figures, metal roofing runs meaningfully higher, and tile is generally the most expensive upfront. South Florida costs also tend to run above the national average because HVHZ-compliant materials and fastening cost more than standard-code installations elsewhere.

Not automatically. Florida law prevents insurers from refusing to renew a policy solely because a roof is old, but once a roof passes 15 years, insurers can require proof it's still sound. A licensed inspector can certify at least five more years of useful life, and if it passes, your insurer legally has to keep you covered on that basis.

For most roofing repairs, yes. Unpermitted roof work can create problems with manufacturer warranties and when you sell the house, and in Miami-Dade or Broward specifically, it means no one verified your materials carry the required Notice of Acceptance.

Tile holds up extremely well to UV and salt air but is heavy and the priciest option. Standing-seam metal costs more upfront but can last 40-70 years and often scores better on wind-mitigation inspections. Architectural shingle is the most affordable and fastest to install but has the shortest lifespan of the three here.

High-Velocity Hurricane Zone — covers Miami-Dade and Broward specifically (Palm Beach is in the state's Wind-Borne Debris Region instead). In Miami-Dade/Broward, every roofing product needs a Miami-Dade Notice of Acceptance, and fastening requirements are more stringent than the rest of the state.

Physical tear-off/install is usually one to two days for shingle, two to four for metal, three to five for tile. Permitting, material lead times, and inspections stretch the total project to one to several weeks.

Manufacturer warranty covers material defects and typically runs 20-50 years, often prorated. Workmanship warranty covers installation and is contractor-provided, usually one to two years. A strong material warranty is worthless if the installation itself was the problem.

Missing/displaced tiles or shingles, visible holes, and active leaking are clear claim territory. Less obvious: granule loss in gutters, lifted shingles, cracked tiles visible from the ground, and new interior ceiling staining after a storm. Document with photos soon after the event.