When repair stops making sense, replace it once.
Full tear-off, deck inspection and a new code-compliant system — with the permits, insurance paperwork and final inspection handled for you.
A replacement done properly, start to finish
Reroofing isn’t just new shingles on old problems. We take the roof down to the deck so we can see — and fix — what the old system was hiding.
Complete tear-off
Old material removed so nothing questionable stays under your new roof. No layovers to save a few dollars.
Deck inspection & repair
Soft, rotted or delaminated decking replaced before anything goes over it.
New underlayment
Peel-and-stick secondary water barrier — the layer that keeps water out when wind lifts the surface.
Code-compliant install
Current Florida fastening, edge metal and ventilation requirements, documented for your inspection.
Is it time? Here’s the honest test
Roof past 15–20 years, granules filling your gutters, repeat leaks in different spots, or an insurer asking questions — those are the real signals.
One or two of those doesn’t automatically mean replacement. We’ll inspect it and tell you if you can safely wait, because a customer who trusts us calls us again.
What a Leeward replacement includes
Free itemized estimate
Line by line, in writing, so you can compare it honestly against any other bid.
Permits pulled for you
We file, we schedule the inspections, we meet the inspector. You don’t.
Insurance documented
If a claim is involved, we photograph and document it the way carriers require.
Warranty in writing
Manufacturer material warranty plus our workmanship warranty, both handed to you at close-out.
Repair or replace? The honest version
We make more money on replacements. We still talk people out of them regularly, because the referral is worth more than the job.
Repair usually wins
Damage is localized, the roof is under roughly 12–15 years old, decking is sound, and the affected area is comfortably under 25%. Fix it properly and get the remaining life you paid for. See roof repair.
Replace usually wins
Granules filling the gutters, leaks appearing in more than one unrelated spot, visible deck sag, a 20-year-old roof, or an insurer already asking questions. Repairing that is renting time at a bad rate.
It’s genuinely a coin flip when
The roof is 15–18 and structurally fine but cosmetically finished. We will price both and let you decide with the numbers in front of you instead of a sales pitch.
Not sure yet?
A free roof inspection gets you photos and a written condition summary with no obligation attached. Plenty of those end with us telling people to wait two years.
What a roof replacement actually costs here
Real ranges for Indian River, Brevard, St. Lucie and Martin County homes — not a national average that ignores our wind code.
Most single-family reroofs on the Treasure Coast land between $12,000 and $32,000. That is a wide band because a roof price is really four prices stacked together: the material, the labor to install it at your pitch and complexity, the tear-off, and whatever the old roof is hiding underneath. Anyone who quotes you over the phone is guessing at three of those four.
Architectural asphalt shingle — roughly $5.50 to $9.00 per square foot installed
The value leader, and what most homes here end up with. A high-wind architectural shingle installed to current Florida fastening schedules will typically give you 20–25 years in our UV and salt environment. See asphalt shingle roofing.
Standing seam metal — roughly $12.00 to $20.00 per square foot installed
Double the shingle price and roughly triple the service life, with the best wind performance we install and real leverage on your windstorm premium. On oceanfront and lagoon-front homes it is often the only system we will recommend in good conscience. See standing seam and metal roofing.
Concrete or clay tile — roughly $11.00 to $22.00 per square foot installed
The coastal Florida look, and a tile field that can outlive two shingle roofs — but the underlayment beneath it is the part that actually fails, and that is a 20–25 year clock. See tile roofing.
Flat and low-slope TPO — roughly $7.00 to $14.00 per square foot installed
For additions, lanais, carports and commercial decks. Price is driven by insulation thickness and the number of penetrations, not by square footage alone. See flat & low-slope roofing.
What moves your number inside those ranges
Pitch (steeper is slower and needs fall protection), cut-up complexity (valleys, dormers, hips and skylights all cost more than a simple gable), how many layers are coming off, second-story access, and decking condition. Rotted plywood found at tear-off is the single most common reason a final invoice differs from an estimate — which is why we put a per-sheet price in writing before we start, instead of discovering it on day two.
Run your own numbers with our roof cost estimator → or call 772-589-2400.
The 25% rule — when a repair legally becomes a replacement
The most misunderstood line in the Florida Building Code, and the one contractors use to scare people into roofs they don’t need.
Florida Statute 553.844 and the Florida Building Code say that if more than 25% of a roof or roof section is repaired, replaced or recovered within any 12-month period, that roof section has to be brought up to current code. On its face that reads like “a storm took a third of my shingles, so I’m buying a whole roof.” That is not what it means today.
The 2007 exception is the part that matters
Since SB 4-D took effect on 27 May 2022, if your existing roof system was built, repaired or replaced in compliance with the 2007 Florida Building Code or later, only the damaged portion has to meet current code. The undamaged 75% can stay. For a home reroofed in, say, 2014, that usually means a legitimate partial repair instead of a forced full replacement.
If your roof predates 2007, the old rule still applies
Cross 25% on a pre-2007 roof section and the whole section comes up to current code. On a lot of older Sebastian and Vero Beach homes that is genuinely a replacement — but it should be because of the code and the condition, not because someone wanted the bigger job.
What changes at the end of 2026
The 9th Edition of the Florida Building Code takes effect 31 December 2026 and further widens the exception for partial replacement where the remaining roof was built to 2007 standards or newer. We track these cycles because they change what we are allowed to quote you.
How we use it
We measure the damaged area, photograph it, and tell you which side of 25% you are on before we write anything. If you are under it and your roof qualifies, we will say so — even when the replacement is the bigger ticket. Read the full breakdown on our Florida 25% roof rule page.
What a Leeward reroof looks like, day by day
Most single-family replacements run two to four working days on site. Here is the whole sequence, so nothing on your property is a surprise.
1. Inspection & estimate
We get on the roof, photograph it, measure it, and hand you a written itemized estimate — including the per-sheet price for decking if we find rot. Usually within 24–48 hours.
2. Material selection
You pick the system and color off physical samples, not a screen. We tell you which products carry the Florida Product Approval your permit will require.
3. Permit & scheduling
We pull the permit with your jurisdiction and book the dry-in and final inspections. You do not call the county; we do.
4. Property protection
Tarps over landscaping and pool cages, plywood on anything fragile, magnetic sweeps for nails at the end of every single day — not just the last one.
5. Tear-off to the deck
Everything comes off. No layovers. Old material goes straight into the dumpster rather than sitting on your driveway overnight.
6. Deck inspection & re-nail
Soft or rotted sheathing is replaced, then the entire deck is re-nailed to current uplift spacing — this is the step that earns you wind mitigation credit.
7. Secondary water barrier & dry-in
Self-adhered underlayment goes down and the county inspects the dry-in before any covering is installed. This is the layer that saves your ceilings if wind ever peels the surface.
8. Covering, flashing & final
New drip edge, valley metal, pipe boots, ridge vent and the roof covering itself. Then the final inspection, the magnetic sweep, and your warranty paperwork and permit close-out in writing.
The code your new roof has to meet on the Treasure Coast
We are not in the High-Velocity Hurricane Zone — that is Miami-Dade and Broward only — but our requirements are demanding in their own right.
Design wind speed: 160 mph east of I-95, 150 mph west
Indian River County sets ultimate design wind speed (Vult) at 160 mph east of I-95 and 150 mph west of it. Almost every home we touch in Sebastian, Vero Beach and Indian River Shores sits in the 160 mph band. That figure drives fastener type, fastener spacing and edge metal gauge — it is not a formality.
Metal cap nails, not staples
Where Vult is 150 mph or higher, metal cap nails are required for underlayment attachment. That covers all of Indian River County. If a bid in this market is priced around staples or plastic caps, it is not priced to pass inspection.
A secondary water barrier is mandatory on reroofs
When the covering comes off a site-built single-family home, a secondary water barrier has to go down — and the product approval or NOA documentation has to be at the job site and attached to the permit application. We submit ours up front so dry-in never gets held up.
Permits are jurisdiction-specific
Indian River County, the City of Sebastian, the City of Vero Beach, St. Lucie County, the City of Fort Pierce, Port St. Lucie, Martin County and Stuart each run their own building department with their own submittal packet and inspection queue. We confirm which one owns your parcel before we quote, because it changes the timeline.
Everything gets documented
Photos at tear-off, at deck re-nail, at dry-in and at completion. You get the set. It is what your insurer wants to see, and it is what proves the roof under your new covering was actually built the way the estimate said it would be.
What a new roof does to your insurance
In Florida this is frequently the real reason people replace — and the savings are documentable.
Get a wind mitigation inspection after the reroof. Every time.
Florida’s uniform mitigation form, OIR-B1-1802, was rewritten effective 1 April 2026 — the first real overhaul since 2012 — and it now requires attic-view photos to verify nail length and underlayment type. A new roof built to current spec should score well on it, but only if an inspector documents it. See our wind mitigation guide.
The seven things the form rates
Roof covering, roof deck attachment, roof-to-wall connection, roof geometry, secondary water resistance, opening protection, and building code era. A reroof directly improves four of those seven. The credits apply to the windstorm portion of your premium and are capped by statute at 88% of that portion — which is why a mitigation discount can be worth more than the roof payment on an older home.
Deck re-nailing is the cheapest credit you will ever buy
8d ring-shank fasteners at 6 inches on center in the field and 4 inches at perimeters and corners earns maximum roof deck attachment credit. It adds a modest amount to a tear-off that is already open to the deck, and it can pay for itself in premium inside a few years.
Roof age is its own problem
Independent of condition, Florida carriers increasingly non-renew or refuse to write roofs past 15 years for shingle and 25 for tile and metal. If you have had a non-renewal letter, that is a pricing problem, not a leak problem — read roof age and Florida insurance.
If a storm caused this, there are deadlines
Under Florida Statute 627.70132 you have one year from the date of loss to file an initial claim and 18 months to file a supplemental. Those clocks start at the date of the storm, not the date you noticed the stain on the ceiling. Our storm damage insurance claims page and our Florida roof insurance claim guide walk through the whole process.
Roof replacement FAQs
How long does a roof replacement take?
Two to four working days on site for a typical single-family home, weather permitting. Larger, steeper or more cut-up roofs and tile systems run longer. The permit and scheduling ahead of it usually adds one to two weeks, depending on which building department your parcel falls under.
Do I need to move out during a reroof?
No. It is loud and there is vibration, but you can live in the house the whole time. We recommend taking pictures off the walls in rooms directly under the work and moving vehicles clear of the driveway each morning.
Will you find rotted decking, and what does that cost?
On a roof over 15 years old we find some almost every time, usually around valleys, chimneys and pipe penetrations. We quote a per-sheet price in the original written estimate, photograph every sheet we replace, and bill only for what actually came out. You will never get a vague “deck repairs” line.
Can I just go over the old shingles instead of tearing off?
We do not do layovers. A second layer hides the decking you most need to see, adds dead load, shortens the life of the new covering by trapping heat, and forfeits the deck re-nail that earns your wind mitigation credit. The money it saves is the most expensive money you will ever save on a roof.
Does homeowners insurance pay for a roof replacement?
It pays for sudden accidental damage — a hurricane, hail, a fallen tree. It does not pay for age or wear. If a covered storm is involved we document it to carrier standards, but we will not tell you a worn-out roof is storm damage, and you should be wary of anyone who does. See hurricane roofing scams.
Do you offer financing?
Yes. We walk you through the payment options available when we present your estimate — see roof financing. We do not require money up front to schedule an inspection.
What warranty comes with it?
A manufacturer material warranty on the system you choose, plus our own workmanship warranty in writing. Both are handed over at close-out with your permit documentation and photo set.
How far do you travel?
From our Sebastian shop we work the Treasure Coast and south Brevard — Vero Beach, Fort Pierce, Port St. Lucie, Stuart, Palm City, Jensen Beach, Hobe Sound, Palm Bay, Melbourne, Fellsmere, Barefoot Bay, Micco and the barrier island communities.
Is Sebastian in the High-Velocity Hurricane Zone?
No. The HVHZ is Miami-Dade and Broward counties only. We build to the Florida Building Code and its ASCE 7 wind provisions at a 160 mph ultimate design wind speed east of I-95. A contractor quoting HVHZ-specific products here is adding cost without adding compliance.
What if I have solar panels?
They have to come off and go back on. We coordinate with your solar installer on timing so the array is down for the shortest possible window, and we flash the new penetrations ourselves.
Roof Replacement by City
Reroofing across the Treasure Coast and south Brevard. Each page covers local code, permitting and real cost ranges for that market.
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- Most inspections scheduled within 24 hours
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