Exterior
Roof Replacement: Cost, Permits & Timeline
Full tear-off and replacement of the roof covering, underlayment and flashing on a single-family home. In Florida this is a permitted, inspected job in every jurisdiction.
Verified August 2026
Typical cost
$16,400
$9,500 – $32,000
per sq ft of roof area
$5.5 – $14
Permit
Required
$180 – $750
Timeline
1-3 days of work
1-3 days of work, 2-6 weeks including permitting and inspections
Do you need a permit for roof replacement?
Yes
Roof Replacement is permitted and inspected work in nearly every jurisdiction. Typical fees run $180 to $750, and a licensed contractor generally has to pull the permit.
What drives the cost
- Roof size in squares (1 square = 100 sq ft) and pitch
- Material: 3-tab shingle, architectural shingle, metal, or tile
- Number of tear-off layers and any decking replacement
- Wind-uplift requirements in your county
- Skylights, valleys, dormers and other penetrations
Permit, inspections and documents
| Permit status | required |
|---|---|
| Typical permit fee | $180 – $750 |
| Licensed contractor required | Usually yes |
| Owner-builder allowed | Yes, on owner-occupied homes |
| Inspections | Dry-in / underlayment, In-progress nailing, Final roof inspection |
| Timeline | 1-3 days of work, 2-6 weeks including permitting and inspections |
| DIY difficulty | 5/5 difficulty |
Documents typically required
- • Signed permit application
- • Contractor license and insurance
- • Product approval / NOA for the roofing system
- • Roof plan or sketch with square footage
- • Wind uplift and attachment details
Roof Replacement cost by city
Local labor and material pricing applied to the national baseline.
| City | Typical range | vs national |
|---|---|---|
| Miami | $11,200 – $37,800 | +18% |
| Tampa | $9,900 – $33,300 | +4% |
| Orlando | $9,700 – $32,600 | +2% |
| Fort Lauderdale | $10,800 – $36,500 | +14% |
| Jacksonville | $9,100 – $30,700 | -4% |
| West Palm Beach | $10,600 – $35,800 | +12% |
| St. Petersburg | $9,800 – $33,000 | +3% |
| Fort Myers | $10,400 – $34,900 | +9% |
| Cape Coral | $10,200 – $34,200 | +7% |
| Sarasota | $10,300 – $34,600 | +8% |
| Naples | $11,800 – $39,700 | +24% |
| Port St. Lucie | $9,700 – $32,600 | +2% |
Frequently asked questions
How long does a roof replacement take?
Most single-family asphalt shingle roofs are torn off and re-covered in one to three working days. Tile and metal roofs typically take three to seven days. The overall timeline, including permit issuance and final inspection, is usually two to six weeks.
Can I replace my own roof in Florida?
Florida allows an owner-builder permit on a home you own and occupy, but you must appear in person, sign the owner-builder disclosure statement, and take on liability for code compliance and inspections. Most insurers and mortgage lenders prefer a licensed roofing contractor.
Does homeowners insurance pay for a new roof?
Insurance generally covers sudden damage from a covered peril such as a windstorm, not wear-out from age. Florida carriers commonly require a roof inspection once the roof reaches 15 years, and may offer only actual cash value on older roofs.
Can you roof over existing shingles?
The Florida Building Code allows a limited number of roof coverings on a structure, but re-covering is restricted and many jurisdictions require a full tear-off when more than 25% of the roof area is being repaired or replaced. Verify with your local building department before assuming a re-cover is allowed.
Sources
Sources & verification
Last verified August 2026. Cost figures are modeled estimates based on national baselines adjusted for local labor and material pricing — they are not quotes. Permit rules change; confirm with the building department before starting work.