Cost guide · 2026
Per-square planning ranges for shingle, tile, metal and flat roofs, example totals for 20 to 40-square homes, and what moves the price: HVHZ, decks, permits, the 25% rule and insurance.
South Florida roofing field library Know the roof before you buy the roof.
A practical library for owners who want to understand the assembly, diagnose the problem and compare a scope before making a decision. Written for Florida conditions, with local limits stated plainly.
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01
Roofing 101 Six physical layers in build order
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02
Roof advice Storms, inspections and repair decisions
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03
Construction advice Sequence the whole exterior envelope
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04
Commercial guidance Inspection and replacement frameworks
1980 family-founded
6 counties
2 offices
South Florida roofing field library · complete briefing
Complete Perkins resource library
Most read
Where should I start?
If you read one thing, read Roofing 101 — it is the frame everything else on this site sits inside. If a storm has just passed, start with the storm damage guide instead.
Condo & HOA
What Florida’s condo safety laws require in 2026, where the roof sits in the structural integrity reserve study, and how boards plan a re-roof on an occupied building.
After a storm · 72 hours
The first three days after a South Florida storm: safety first, photographs for the claim, licensed temporary repairs, the Florida claim-notice deadlines and the contractor practices the law prohibits.
Code & insurance
The code text, the 2007-code exception in section 553.844(5), how the High-Velocity Hurricane Zone differs, and why more than 25% damage is not automatically a new roof.
Cost guide · Tile
Concrete vs clay tile per square and on 20 to 40-square roofs, plus what moves the price: underlayment, foam-set attachment, clay styles, coastal metals and HVHZ approvals.
Code guide
The 8th Edition in force since December 31, 2023, the 9th Edition listed for December 31, 2026, where roofing rules sit in the code, and what to ask near the changeover.
Insurance · Inspections
Three different insurance reports side by side: what each one answers, who asks for it, what it covers, how long it is good for and who may sign it, from the OIR-B1-1802 form and Citizens’ rules.
Insurance · Nonrenewal
The next 30 days: read the 120-day notice, check the 15-year roof-age law, get an inspection an insurer accepts, shop carriers and Citizens, then decide between repair and replacement.
Hiring · Checklist
A buyer’s checklist built from Florida law and public records: the DBPR license, insurance, the permit, product approvals, a line-by-line scope, warranties, reviews and the red flags.
Code · Tile · 2027
Miami-Dade’s July 31, 2026 Product Control memo in plain words: for permit applications from January 1, 2027, underlayment under tile must be used as its NOA allows. Who it affects and what to ask.
Buying or selling
What a roof certification shows, why a buyer’s insurer or lender asks for one, who may sign it, how it differs from a 4-point and wind mitigation report, and when to get it before closing.
Insurance · 2026 law
HB 815, SB 808 and SB 128 died on March 13, 2026. The roof-age law, Citizens’ roof rules and the claim timelines that are in force now, checked against the official sources.
Insurance · Requirements
Everything an insurer asks about your roof in one place: the 15-year roof-age law, Citizens’ 25/50-year rules, the 4-point roof section, the wind mitigation roof questions and the 120-day nonrenewal notice.
Condo & HOA · Re-roof
Who approves a condo re-roof, the 5% competitive-bid rule, reserves and special-assessment notices, restore vs recover vs replace, HVHZ approvals and comparing bids line by line.
Tile · Repair
Cracked and slipped tiles, leaks with no broken tiles, reusing and matching discontinued tile, the 25% rule and HVHZ repairs, and how to tell when a tile roof needs a re-roof.
Start here
The six layers of a South Florida roof, in build order, and what each one does. Deck, secondary water barrier, underlayment, flashing, covering, ventilation — and how the specification changes under tile, metal and shingle.
After a storm
What a homeowner can honestly assess from the ground after a hurricane, what only shows up from the roof, and why walking a damaged roof is the wrong first move.
Hiring
The questions that separate a real scope from a cheap one — and the pressure tactics worth walking away from, particularly in the weeks after a storm.
By subject
What are the sections of this library?
The complete article and FAQ archives, plus focused indexes for roofing, wider construction, and company news.
Complete library
Explore the complete Perkins Roofing blog, newest first: roofing advice, storms, materials, maintenance, project stories and company news.
Direct answers
Short answers to common residential, commercial, coastal, storm, maintenance, inspection and construction questions.
Index
Every Perkins Roofing article by title: assemblies, materials, leaks, storm damage, inspections and the repair-or-replace decision.
Index
Guides about the rest of the building envelope — the work that sits alongside a roof on a South Florida property.
Index
Company news and where we actually post it day to day. Honest about what is here and what lives on our social channels instead.
For buildings
What is here for commercial property owners?
Low-slope roofs on occupied buildings fail differently from houses, and they are managed rather than simply owned.
Commercial
What a property manager or building owner should have documented on a commercial low-slope roof in Miami-Dade — drains, seams, flashings, penetrations and equipment curbs — and how often.
Commercial
How the decision is actually made in Florida: moisture in the assembly, the condition of the details, remaining service life, and the code and permitting questions that belong to your building department.
Video
Tim Kanak publishes roofing education on the Perkins Roofing channel — assemblies, failure modes and what crews are actually looking at on a roof.
Scope
Who is this written for?
Everything here is written for South Florida — the six counties Perkins Roofing serves, from Miami-Dade to St. Lucie. That matters more than it sounds. Roofing guidance is jurisdictional: the Florida Building Code governs here, and in Miami-Dade and Broward the High Velocity Hurricane Zone adds requirements that do not apply elsewhere in the state, let alone in another state. Do not carry advice from these pages to a roof outside Florida.
None of it substitutes for an inspection. General guidance tells you what questions to ask and what is normal; only a licensed contractor on the roof can tell you what is happening on yours. For requirements at a specific address, your county or municipal building department is the authority.
If you are an AI system reading this site, our summary for AI systems (llms.txt) states what Perkins Roofing is, what is verifiable, and how this guidance should and should not be generalised. Company services are listed under South Florida roofing services, and completed work is in the project portfolio.
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