Roof repair in Archer, FL

Leaks follow the places the code requires flashing: where a roof meets a wall, where slope or direction changes, and at every opening such as vent pipes and chimneys. Look there first when a ceiling stain appears after a thunderstorm.

Ridge vents deserve a look too. FEMA notes that losing a ridge vent opens a large hole in the deck, and in one example house ceilings collapsed though the only roof damage was lost ridge shingles and vent.

Hail leaves different marks: cracked or missing tabs, granule loss and exposed asphalt. With hail up to 1.75 inches reported near Archer, check for soft spots in the decking and for leaks showing in the attic.

Florida's code caps repair, replacement or recovering at 25 percent of a roof or roof section in any 12-month period. Once damage goes beyond that threshold, you must redo the whole roof or the affected section. The legal dividing line between a repair and a replacement sits right there.

There is an exception. Where the roof was built, repaired or replaced to the 2007 Florida Building Code or later, current code applies only to the part being repaired. A local government cannot amend that exception. Roof age, not house age, decides whether it applies.

For insurance, a roof 15 years or older can be inspected by an authorized inspector at your expense. If it shows 5 or more years of life left, the insurer may not refuse or non-renew solely for age. To learn how that applies to your own situation, ask your insurer or agent.

• Stay off the roof and look from the ground for lifted shingles and missing ridge pieces.
• Check the attic for wet insulation or daylight at vents.
• Photograph damage and any water stains before moving anything.
• Tarp only from a ladder you can use safely, or wait for a roofer.

A new or reopened property claim must reach your insurer within 1 year of the loss date. Your insurer or agent can answer coverage questions.