Does Florida’s 25% Roof Rule Still Apply in 2026?
Short answer: it depends on when your roof was permitted. Homeowners in Palm Bay and Melbourne ask us this every week, and a lot of the answers online are out of date. Here’s how it actually works.
What the 25% rule was
For years, the Florida Building Code said that if more than 25% of a roof section was repaired or replaced within a 12-month period, the entire roof section had to be brought up to current code. In practice, that meant a full replacement. One bad storm, one big repair, and you were buying a new roof.
What changed
In 2022 the Florida legislature passed SB 4-D, and the Building Code was updated to match. Now, if your roof was built, repaired or replaced under the 2007 Florida Building Code or a later edition, the 25% rule does not require a full replacement. You can repair the damaged portion and keep the rest.
The 2007 Florida Building Code took effect on March 1, 2009. Roofs permitted before that date, under older code editions, are still subject to the 25% rule.
How to tell which side you’re on
- Pull your roof permit from the City of Palm Bay or Brevard County permit portal. The permit date and code edition are on it. The permit date is what matters, not the roof’s age.
- If you don’t have records, a roof inspection can usually date the roof from materials and installation details.
- Wonder pulls the permit history as part of every free inspection.
Why it matters for insurance
Adjusters sometimes still apply the old rule and deny or reduce a claim, or push replacement when a repair would do. Knowing your roof’s permit date and code edition lets you push back with documentation. On the flip side, if your roof was permitted before March 1, 2009 and more than a quarter of a section is damaged, your policy generally has to fund a full replacement. That is a big deal.
Repair vs. replace in practice
| Your roof | Damage | Likely outcome |
|---|---|---|
| Permitted March 1, 2009 or later (2007 FBC or newer) | Under or over 25% | Repair allowed |
| Permitted before March 1, 2009 | Under 25% of a section | Repair allowed |
| Permitted before March 1, 2009 | Over 25% of a section | Full section replacement to current code |
Either way, the repair itself must meet current code, including underlayment, fastening and flashing.
Not sure where your roof stands? Request a free roof inspection and we’ll pull the permit history and tell you in plain English. Serving Palm Bay, Melbourne and all of Brevard County. Call (321) 802-9100.
This article is general information, not legal or insurance advice. Confirm specifics with your policy and local building department.
