Roof repair in Port St. John, FL

The Florida Building Code caps repairs at 25 percent of a roof or roof section in any 12-month period. Once repairs go beyond that point, the entire roof or section has to be replaced. The exception covers a roof that was itself built, repaired or replaced to the 2007 code or later. Only the repaired part then has to meet the current code, and a local government cannot amend that exception.

Port St. John's median home was built in 1989, and only 1.9 percent of its housing units date from 2010 or later, against 10.9 percent countywide. That suggests few roofs here were built new under a recent code. A median year built says nothing about a particular roof, so find out when yours was last replaced.

Roof age also matters to your insurer. When a roof is 15 years or older, you can hire an authorized inspector at your own expense, and the insurer must allow it. An insurer may not refuse coverage or decline to renew based only on age when the inspector finds 5 or more years of useful life remaining. How that rule applies to your policy is something your agent or insurer can explain.

Stay off a wet or damaged roof. Standing on the ground, scan for shingles that are missing or curled, felt that shows, and stains on your ceilings. Photograph everything before any cleanup. A tarp over bare decking limits further water damage until a repair is done.

Port St. John is unincorporated, so Brevard County Planning & Development issues roof permits. The code lets the building official approve ordinary minor repairs without a permit, so confirm with that office before you start. Under Florida law, a roofing contractor may not offer you anything of value for an inspection or claim, and may not advise on coverage.