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Brevard County · City

Roofing in Cocoa Beach, Florida

The Town of Cocoa Beach was established on June 5, 1925, and most of its homes came much later. The median home here dates to 1975, so many roofs have been replaced at least once, and some are likely past 25 years old. Roof age drives insurer rules, permits and repair choices on the barrier island.

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Updated October 2026

Sandy beach with foamy surf and a line of seaweed, with low buildings far off on the right under blue sky.
Photo: Beaches of Cocoa Beach, Florida May 2023 by Benoît Prieur, CC0, cropped

At a glance

Cocoa Beach homes at a glance

People (2020 Census)
11,354
Median year homes were built
1975
Share of homes built before 1980
62.3%
Share of homes built 2010 or later
1.8%
Owner-occupied share of occupied homes
78.8%

Census figures; each one is listed in the sources at the end of this page.

Housing age

How old homes here affect your roof

About 62.3 percent of homes in Cocoa Beach were built before 1980, and only 1.8 percent date from 2010 or later. That suggests many original roofs are gone, and many replacement roofs are now aging too. Countywide, only 32.1 percent of homes predate 1980.

Citizens Property Insurance sets two age lines for roofs: 25 years for soft coverings such as shingle, 50 years for tile, slate, concrete or metal. Past either line, it requires documentation of at least five years of remaining life. With a 1975 median build year here, plenty of Cocoa Beach owners should check their roof's age before renewal.

Only 29 percent of housing units here are single-family detached homes, and none are mobile homes. Many roofs belong to condos, townhomes and small buildings, so the association may decide who hires the roofer and when.

Rules and permits

Permits, the 25 percent rule and who to call

For a Cocoa Beach roof, the permit desk is the City of Cocoa Beach Building Division. Its official page was checked and verified. Brevard County also publishes address-level wind speed maps used for permitting, so ask the city which one applies to your address.

The Florida Building Code caps repairs at 25 percent of a roof section within any 12 months. Exceed it and the entire section needs a new covering. There is a carve-out for roofs built, repaired or replaced under the 2007 code or later, where just the repaired area must match today's standard.

Start work within 6 months of the date the permit is issued, or the permit becomes invalid. A job left idle for 6 months has the same problem. The Ninth Edition of the code takes effect December 31, 2026, and applications filed on or after that date must follow it.

Building permits

City of Cocoa Beach Building Division

Official building page

Office names and links only. Fees, forms and timing change; check the official page.

Local weather

Storms and rain that test Cocoa Beach roofs

On October 9, 2024, an EF-1 tornado from Hurricane Milton came ashore in Cocoa Beach. It removed a large part of a bank's roof and caused partial roof loss in a residential area. Hurricane Matthew in 2016 brought a 77 mph gust here.

Across Brevard County, Matthew damage mostly involved shingles, soffits and awnings. Irma in 2017 damaged over 7,132 homes, and county tornadoes caused roof and shingle damage. Water covers 69.3 percent of the city's area, so wind off open water reaches most roofs.

NOAA Atlas 14 puts a 10-year, 1-hour rain here at 3.08 inches an hour. A 100-year, 24-hour storm drops 13.2 inches. Flashing, sealed edges and drainage details matter as much as the shingles.

Hiring smart

Choosing a roofer and checking products

Florida law says a general contractor must subcontract roofing work unless they hold a roofing trade registration or certificate. Check the roofer's state license before signing anything. Roofing work also covers required deck attachments and repair of rotted sheathing or fascia found during the job.

Roofing products must hold statewide approval, and no product may be sold as hurricane protection without it. You can look up an approval by its FL number in the Florida Building Commission search. Ask your roofer for that number.

Local record

On record for Cocoa Beach

  • The Town of Cocoa Beach was established on June 5, 1925; the Cocoa Beach Pier was built in 1962.
  • On Oct. 9, 2024 (Hurricane Milton) an EF-1 tornado came ashore in Cocoa Beach, damaging roofs and garages, removing a large part of a bank's roof (90-95 mph) and causing partial roof loss in a residential area.
  • During Hurricane Matthew (2016) a peak gust of 77 mph was recorded at Cocoa Beach.
  • Water is 69.3% of the place's total area.
  • 0.0% of housing units are mobile homes.

Services

Roofing services in Cocoa Beach

Questions

Cocoa Beach roofing questions

What is the 25% roof rule in Florida?

Under the Florida Building Code, no more than 25 percent of a roof section may be repaired, replaced or recovered in a 12-month period unless the whole section is redone. A roof built or replaced under the 2007 code or later is treated differently, since only the repaired area must meet current code. For a Cocoa Beach address, confirm the details with the City of Cocoa Beach Building Division.

Source: 2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), read Oct 5, 2026

Related: Roof replacement

What is the new law in Florida about roofs?

The Ninth Edition of the Florida Building Code takes effect December 31, 2026, and permit applications filed on or after that date must follow it. Before that, the Eighth Edition governs. For a Cocoa Beach roof, ask the City of Cocoa Beach Building Division which edition applies to your permit date.

Source: FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, read Oct 5, 2026

Related: Roof replacement

Who handles roofing permits in Cocoa Beach?

Roof permits here run through the building division at Cocoa Beach city government. Its official page was checked and verified. Brevard County publishes address-level wind speed maps by risk category that are used for permitting. Since 62.3 percent of homes here predate 1980, many permits involve tear-offs of older roofs. Call the building office to confirm your address requirements.

Source: City of Cocoa Beach Building Division, read Oct 5, 2026

Related: Roof replacement

Will my insurer require a roof inspection on an older home?

Possibly. Citizens requires documentation of at least five years of remaining useful life for shingle roofs older than 25 years and hard roofs older than 50. The median Cocoa Beach home dates to 1975, so many roofs are likely near those limits. Your own insurer or agent can tell you what proof they will take. We cannot say what any policy covers.

Source: Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), read Oct 4, 2026

Related: Roof inspections

Has Cocoa Beach had recent roof damage from storms?

Yes. On October 9, 2024, an EF-1 tornado from Hurricane Milton damaged roofs and garages here, including a bank roof hit by 90 to 95 mph winds. Hurricane Matthew in 2016 produced a 77 mph gust. After any storm, have the roof checked and get a permit for repairs that need one.

Source: NWS Melbourne, Milton tornado list (CSV), read Oct 5, 2026

Related: Roof repair

Nearby

Near Cocoa Beach

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Brevard County

More in Brevard County

Sources for this page(33)
  1. 1.Share of homes built before 1980: 62.3%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  2. 2.Share of homes built 2010 or later: 1.8%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  3. 3.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, tables B25034/B25035. Read Oct 5, 2026.
  4. 4.NWS Melbourne, Milton tornado list (CSV). Read Oct 5, 2026.
  5. 5.Hurricane Matthew (2016). NWS Melbourne, Post Tropical Cyclone Report: Hurricane Matthew (2016). Read Oct 5, 2026.
  6. 6.Median year homes were built: 1975. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  7. 7.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25035. Read Oct 5, 2026.
  8. 8.Single-family detached share of housing units: 29%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  9. 9.Mobile homes, share of housing units: 0%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  10. 10.Permit office: City of Cocoa Beach Building Division. City of Cocoa Beach Building Division. Read Oct 10, 2026.
  11. 11.Brevard County, Building Code Wind Speed Maps. Read Oct 5, 2026.
  12. 12.NWS Melbourne, Post Tropical Cyclone Report: Hurricane Matthew (2016). Read Oct 5, 2026.
  13. 13.Hurricane Irma (2017). NWS Melbourne, Post Tropical Cyclone Report: Hurricane Irma (2017). Read Oct 5, 2026.
  14. 14.Water share of total area: 69.3%. U.S. Census Bureau, 2020 Census (TIGERweb tigerWMS_Census2020 MapServer: POP100, HU100, AREALAND, AREAWATER). Read Oct 5, 2026.
  15. 15.U.S. Census Bureau, 2020 Census (TIGERweb tigerWMS_Census2020 MapServer: POP100, HU100, AREALAND, AREAWATER). Read Oct 5, 2026.
  16. 16.City of Cocoa Beach, History at a Glance. Read Oct 5, 2026.
  17. 17.People (2020 Census): 11,354. U.S. Census Bureau, 2020 Census (TIGERweb tigerWMS_Census2020 MapServer: POP100, HU100, AREALAND, AREAWATER) (2020 Census count). Read Oct 5, 2026.
  18. 18.Owner-occupied share of occupied homes: 78.8%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  19. 19.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25024. Read Oct 5, 2026.
  20. 20.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  21. 21.City of Cocoa Beach Building Division, cityofcocoabeach.com. Read Oct 5, 2026.
  22. 22.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  23. 23.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  24. 24.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  25. 25.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  26. 26.NWS Melbourne, Post Tropical Cyclone Report: Hurricane Irma (2017), National Weather Service. Read Oct 5, 2026.
  27. 27.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Cocoa Beach 2020 Census internal point (28.3291, -80.6275), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  28. 28.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Cocoa Beach 2020 Census internal point (28.3291, -80.6275), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  29. 29.Florida Statutes, section 489.113 (2026), Florida Legislature. Read Oct 5, 2026.
  30. 30.Fla. Stat. 489.105(3)(e), Florida Legislature. Read Oct 5, 2026.
  31. 31.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.
  32. 32.Florida Building Commission, Florida Building Commission. Read Oct 5, 2026.
  33. 33.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.

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