The short answer (September 2026): Perkins plans South Florida roof replacements at roughly $500–$950 per square (100 sq ft) for architectural shingle, $600–$1,400 for low-slope TPO or modified bitumen, $1,000–$1,700 for concrete tile, $1,100–$2,300 for standing-seam metal and $1,400–$2,500 for clay tile. A measured inspection sets the real number.
Those figures are the same planning assumptions our free roof calculator uses. They are typical ranges and rough estimates, not a quote. The rest of this guide explains where a roof lands inside, or outside, those ranges.
Perkins Roofing has worked on South Florida roofs since 1980, from offices in Miami and Jupiter, across Monroe, Miami-Dade, Broward, Palm Beach, Martin and St. Lucie counties.
Cost per square by material
Roofers price by the “square”: 100 square feet of roof surface. Roof surface is larger than the home’s floor area because of pitch, overhangs and intersecting planes.
The table shows the installed planning ranges built into the Perkins roof calculator for 2026. The calculator describes them as typical South Florida installed prices compiled from published industry cost guides for Miami-Dade, Broward and Palm Beach. They are planning assumptions, not a Perkins quote.
| Roof system | Planning range per square (installed) | What the range assumes |
|---|---|---|
| Architectural shingle | $500 – $950 | Dimensional asphalt shingle, one-layer tear-off, synthetic underlayment or secondary water barrier, standard flashing and ridge |
| Low-slope (TPO / modified bitumen) | $600 – $1,400 | Single-ply TPO or modified bitumen on a low-slope deck, tapered insulation where drainage needs it |
| Concrete tile | $1,000 – $1,700 | Flat or S-profile concrete tile on a two-layer underlayment system; framing capacity confirmed on site |
| Standing-seam metal | $1,100 – $2,300 | Concealed-fastener panels with Florida product approval; profile, gauge and substrate move the range |
| Clay barrel tile | $1,400 – $2,500 | Clay barrel tile on a two-layer underlayment system; clay sits at the upper end of tile pricing |
Every range assumes tear-off of one layer, synthetic underlayment or a secondary water barrier, standard flashing and the permit. It does not include deck repairs, extra layers, skylights, chimneys, unusual access or the specific product approvals a High-Velocity Hurricane Zone job requires. Those are priced after a measured inspection. For tile in detail, including plan upgrades and clay styles, see the tile roof cost per square guide.
Planning assumption, not a quote.
Example totals: 20, 30 and 40-square roofs
Multiply squares by the per-square range. The examples below use simple roofs (four or fewer planes) and the calculator’s base ranges.
| Roof system | 20 squares (~2,000 sq ft of roof) | 30 squares (~3,000 sq ft) | 40 squares (~4,000 sq ft) |
|---|---|---|---|
| Architectural shingle | $10,000 – $19,000 | $15,000 – $28,500 | $20,000 – $38,000 |
| Low-slope TPO / mod-bit | $12,000 – $28,000 | $18,000 – $42,000 | $24,000 – $56,000 |
| Concrete tile | $20,000 – $34,000 | $30,000 – $51,000 | $40,000 – $68,000 |
| Standing-seam metal | $22,000 – $46,000 | $33,000 – $69,000 | $44,000 – $92,000 |
| Clay barrel tile | $28,000 – $50,000 | $42,000 – $75,000 | $56,000 – $100,000 |
Two adjustments the calculator applies that you should apply too:
- Waste. Material is cut at hips, valleys and edges. The calculator adds 10% to the measured area on a simple roof, 13% on a moderate roof (five to nine planes) and 16% on a complex roof (ten or more).
- Complexity. Cut-up roofs take more labor. The calculator raises the range by 8% for a moderate roof and 18% for a complex one.
So a 2,700 sq ft complex tile roof becomes about 31.4 squares after waste, and the concrete tile range becomes roughly $37,000–$63,000 after the complexity factor. Planning assumption, not a quote.
The fastest way to get your own numbers is to type your address into the Perkins roof calculator. It measures the roof from aerial data, converts it to squares and shows all five ranges with the assumptions beside each figure. The result is a rough estimate, not a quote; your price comes from a measured inspection and a written proposal.
What moves the price
HVHZ product approvals in Miami-Dade and Broward
Miami-Dade and Broward counties sit in Florida’s High-Velocity Hurricane Zone (HVHZ). Roofing products used there go through Miami-Dade County’s product control process and carry a Notice of Acceptance (NOA) [7]. Miami-Dade’s product approval notices also flag that code changes to the HVHZ chapter and its test protocols affect some existing NOAs for roofing underlayments [7].
In practice, HVHZ work narrows the list of approved products, adds attachment and inspection requirements, and tends to push a job toward the upper half of each range. Palm Beach, Martin and St. Lucie are outside the HVHZ but still require Florida product approval and wind-rated installation. Which edition of the code governs your permit matters too: see which Florida Building Code edition applies to roofs.
Pitch and complexity
Steeper roofs have more surface per square foot of floor, and they are slower and harder to work on safely. The calculator converts floor area to roof area with pitch factors from 1.02 (flat) to 1.45 (11/12 and steeper). Hips, valleys, dormers, skylights and wall transitions add both waste and labor.
Tear-off and layers
The ranges assume one layer comes off. Two or more layers mean more labor and more disposal, and they often hide deck damage. Tile roofs are heavy to remove and haul.
Deck repair and wood replacement
No one can see the plywood or plank deck until the old roof is off. Rotted or delaminated sheathing, damaged fascia and soft spots are replaced and are usually priced per sheet or per linear foot in the proposal. Ask for those unit prices in writing before the job starts.
Permits and inspections
Re-roofing in South Florida requires a permit and inspections, including in-progress inspections. The calculator ranges include the permit. Municipalities differ on fees, required documents and inspection scheduling.
Dry-in and secondary water barrier
The underlayment and secondary water barrier are what keep water out if the covering is damaged in a storm. Upgrading to a heavier or double underlayment system costs more per square. On the Perkins tile roof options page, for example, the double-underlayment “Preferred” tier is listed at the base price plus $160 per square. On the shingle options page, the double-underlayment “Premium” tier is base plus $165 per square.
Insurance-driven upgrades
Insurers and wind mitigation inspections look at roof-deck attachment, roof-to-wall connections and secondary water resistance. Choosing features that document well on a wind mitigation report can add cost now. Whether it lowers your premium depends on your insurer.
Coastal exposure
Salt air corrodes metal flashings and fasteners. Perkins’ published options recommend aluminum metals within 1,500 feet of salt or brackish water, listed as a per-square add-on on the tile and shingle options pages.
Access
Tight lots, pools, screen enclosures, landscaping, second-story staging and island or gated-community logistics all affect labor and protection costs.
South Florida rules that affect the decision
The 25% rule and the 2007-code exception
Florida Building Code, Existing Building, Section 706.1.1 limits repairs: not more than 25% of a roof or roof section may be repaired, replaced or recovered in any 12-month period unless the whole roof or section is brought up to current code [2].
State law now carves out an exception. Under section 553.844(5), Florida Statutes, if the existing roof or roof section was built, repaired or replaced in compliance with the 2007 Florida Building Code or a later edition, and 25% or more of it is being repaired, replaced or recovered, only the repaired portion must meet the current code [1]. Local governments may not amend this provision by ordinance [1].
The 2007 code took effect March 1, 2009, which many practitioners use as the working threshold date [2]. What matters for your roof is whether the permit record shows it was installed under the 2007 code or later. Ask your contractor to confirm from the permit history before assuming the exception applies. Our guide to Florida’s 25% roof rule quotes the code and statute and explains the HVHZ version.
Roof age and homeowners insurance
Section 627.7011(5), Florida Statutes, limits how insurers can use roof age [3]:
- An insurer may not refuse to issue or renew a homeowner’s policy solely because the roof is less than 15 years old.
- For a roof at least 15 years old, the insurer must let the homeowner get a roof inspection by an authorized inspector, at the homeowner’s expense, before requiring replacement.
- The insurer may not refuse to issue or renew solely because of roof age if that inspection shows 5 years or more of useful life remaining.
The law does not stop an insurer from acting on the roof’s actual condition. If your insurer has asked for a roof inspection, a documented roof insurance inspection is the place to start. Perkins can document roofing findings; your insurer decides coverage.
My Safe Florida Home grants
The My Safe Florida Home program is run by the Florida Department of Financial Services under section 215.5586, Florida Statutes [4]. As the statute reads in 2026:
- The home must be homesteaded, built before January 1, 2008, and insured for $700,000 or less [4].
- The applicant must be a low-income or moderate-income person as defined in state law [4].
- The home must have a program hurricane mitigation inspection within the 24 months before applying [4].
- Grants are matched $1 from the homeowner for every $2 from the state, up to $10,000 from the state. Low-income applicants may receive up to $10,000 without a match [4].
- Eligible work includes installing secondary water resistance and replacing the roof covering when the inspection recommends it [4].
2026–27 status: The program website lists grants of up to $10,000 and invites applications [5]. In May 2026, Florida Realtors reported that the Legislature’s budget would reappropriate more than $405 million in unused funds to My Safe Florida Home and the My Safe Florida Condominium program [6]. Funding windows have opened and closed quickly in past cycles. Check the portal at mysafeflhome.com before you plan around a grant, and do not sign a roofing contract that depends on grant money you have not been awarded.
Financing
Common paths are cash, contractor-arranged financing and home equity loans. Perkins’ published roof plans list financing options as available; terms depend on the lender and your credit.
Florida also allows PACE financing through local programs, where qualifying improvements are repaid through a non-ad valorem assessment on the property. Wind-resistance work is a qualifying improvement under section 163.08, Florida Statutes [8]. Because the assessment attaches to the property, read the terms carefully and check how it affects a future sale or refinance.
How to compare roofing bids
A lower total is only a better price if the scope is the same. Put the proposals side by side and check:
- Measured squares. Every bidder should state the number of squares. Large gaps usually mean someone did not measure.
- The full assembly. Covering brand and line, underlayment type and number of layers, attachment method (for tile, foam adhesive or mechanical), drip edge, flashing metals and ventilation.
- Product approvals. In Miami-Dade and Broward, ask for the NOA numbers. Elsewhere, ask for the Florida product approval numbers.
- Deck and wood allowances. Unit prices for sheathing, fascia and rafter repair, and how many are included.
- Tear-off and disposal. How many layers are included.
- Permit and inspections. Who pulls the permit and who schedules inspections.
- Warranties. Contractor workmanship warranty length, manufacturer warranties, and whether registration is included. Perkins’ own published plans range from 2-year to 12-year contractor warranties depending on the tier.
- Wind mitigation report. Whether a post-installation report is included.
- License and insurance. Verify the contractor’s license on the Florida DBPR licensing portal and ask for certificates of insurance.
- Payment schedule. Deposits, progress payments and what triggers the final payment.
If a proposal is vague on any of these, ask for it in writing before comparing totals.
Frequently asked questions
How much does a new roof cost in Miami in 2026? Perkins’ planning ranges run from about $500 per square for architectural shingle to about $2,500 per square for clay barrel tile. A typical 30-square Miami home plans at roughly $15,000–$28,500 in shingle and $30,000–$51,000 in concrete tile. HVHZ requirements often place Miami-Dade jobs in the upper half of each range. These are planning assumptions, not a quote.
What does a tile roof cost in South Florida? Concrete tile plans at $1,000–$1,700 per square and clay barrel tile at $1,400–$2,500 per square, both on a two-layer underlayment system. On a 30-square roof, that is roughly $30,000–$51,000 for concrete and $42,000–$75,000 for clay before deck repairs and complexity.
What does a metal roof cost in Florida? Standing-seam metal plans at $1,100–$2,300 per square in South Florida. Panel material (steel or aluminum), gauge, finish and underlayment move the range. Near salt water, aluminum panels cost more but are specified to resist corrosion.
Can I repair part of my roof instead of replacing it? Often, yes. If the roof was installed under the 2007 Florida Building Code or later, section 553.844(5) lets the repaired portion alone meet current code, even when 25% or more is repaired [1]. Older roofs can still trigger full replacement under the 25% rule [2]. An inspection and the permit history decide.
My insurer says my roof is too old. What are my options? If the roof is under 15 years old, the insurer may not refuse to issue or renew solely because of age. If it is 15 or older, you can get an inspection by an authorized inspector; if it shows at least 5 years of useful life remaining, the insurer may not refuse solely on age [3]. Condition issues are a separate matter.
Does My Safe Florida Home pay for a new roof? It can fund secondary water resistance and roof covering replacement when the program inspection recommends it, within the grant limits and eligibility rules [4]. Check current funding at mysafeflhome.com before relying on it [5].
How long does a roof replacement take? The installation itself is often days to a few weeks depending on size, material and weather. Permitting, product lead times and tile deliveries usually take longer than the installation. Your proposal should give a start window and an expected duration.
Is the online calculator accurate enough to budget with? It gives a rough estimate only, not a quote. It measures roof area from aerial data or an outline you draw and applies the ranges in this guide. It cannot see deck condition, layers or access. Use it to size the budget, then get a measured, written proposal.
Next step
Start with your own numbers: the Perkins roof calculator measures your roof and shows all five ranges as a rough estimate in about a minute. When you are ready for a measured inspection and a written scope, contact the Miami or Jupiter office.
This guide is general information, not legal, insurance or financial advice. Statutes and program rules change. Confirm current requirements with the responsible agency, your insurer and your own advisers. Price ranges are planning assumptions from the Perkins roof calculator, not a Perkins Roofing quote.
Sources
- Section 553.844, Florida Statutes (2026) — Windstorm loss mitigation; roofs; 2007 code exception, subsection (5). https://www.flsenate.gov/Laws/Statutes/2026/553.844
- J.S. Held, “Florida’s 25% Roofing Rule” (FBC-EB 706.1.1 text, SB 4-D exception and March 1, 2009 threshold). https://www.jsheld.com/insights/articles/florida-building-code-25-rule-roofing
- Section 627.7011, Florida Statutes (2026) — Homeowners’ policies; roof age, subsection (5). https://www.flsenate.gov/Laws/Statutes/2026/627.7011
- Section 215.5586, Florida Statutes (2026) — My Safe Florida Home Program. https://www.flsenate.gov/Laws/Statutes/2026/215.5586
- My Safe Florida Home, Florida Department of Financial Services. https://mysafeflhome.com/
- Florida Realtors, “Florida budget heads to vote with housing funds included,” May 26, 2026. https://www.floridarealtors.org/news-media/news-articles/2026/05/florida-budget-heads-vote-housing-funds-included
- Miami-Dade County, Product Approval Notices. https://www.miamidade.gov/global/economy/board-and-code/product-approval-notices.page
- Section 163.08, Florida Statutes (2026) — Supplemental authority for improvements to real property (PACE). https://www.flsenate.gov/Laws/Statutes/2026/163.08