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New construction ยท McIntosh

New construction roofing in McIntosh, FL

The Census Bureau's 2020-2024 survey found no homes in McIntosh built in 2010 or later, 0 of 177 housing units, so a new house here is rare. One that goes up now needs the town's written authorization first and gets a roof built to the 2023 Florida Building Code; applications filed on or after December 31, 2026 move to the Ninth Edition.

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Updated October 2026

A roof deck sheathed in red-brown ZIP System panels with black seam tape, a bucket and a ladder on the deck, homes and a street behind.

McIntosh figures this page uses

Share of homes built 2010 or later
0%
Housing units (ACS 5-year)
177
Population estimate (ACS 5-year)
333
People (2020 Census)
463

Local picture

Building new in a town of older houses

McIntosh's population estimate of 333 sits below the 463 counted in 2020, but with a margin of error of 138, the survey cannot say the town shrank. What it does show is housing with a median year of 1977. A new roof here will be built to rules its neighbors never saw: ring-shank sheathing nails, a sealed dry-in and drip edge fastened to a set spacing.

Who installs the roof follows section 489.113(3): a general, building or residential contractor may install asphalt or fiberglass shingles on a new building of its own construction, but tile, metal and membrane roofs need a roofing contractor.

Code details

What the code asks of a new McIntosh roof

  • Sheathing nails: ASTM F1667 RSRS-03 ring shanks, or RSRS-01 or RSRS-04 on sheathing 15/32 inch or thinner (R803.2.3.1).
  • Dry-in, one of three: a fully adhered ASTM D1970 membrane, taped deck joints with underlayment over the whole roof, or two layers of felt-type underlayment on a close nailing pattern (R905.1.1.1).
  • Drip edge at eaves and gables, over the underlayment, fastened every 12 inches, or every 4 inches at higher wind speeds or mean roof heights over 33 feet (R905.2.8.5).
  • Soffits built to resist the same wind loads as walls, required since the 2007 code, and fastened at both the wall and the fascia per FEMA's guidance.
  • Gutters where eaves are shorter than 6 inches, with downspouts discharging at least a foot from the wall (R318.5).

Inspections run in a set order under FBC-Building 110.3, from framing and sheathing through the roofing inspection to the final. A new home also carries the builder's one-year duty under section 553.837, in effect since July 1, 2025, for builder-furnished defects that materially violate the code.

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Questions

New construction roofing in McIntosh: questions

What comes first when building a new home in McIntosh?

The town's paperwork. The Town of McIntosh requires written authorization before Marion County issues any permit, so the town's sign-off precedes the county building permit for a new house just as it does for a re-roof. The project then follows the code's inspection order, with a sheathing or dry-in check before the roof covering goes on. Owners may also use a private provider for plans review or inspections under section 553.791, and a contractor may arrange one with the owner's written authorization.

Source: Town of McIntosh home page; Fla. Stat. 553.791; FBC-Building 110.3, read October 5, 2026.

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Will the 2026 code change affect a McIntosh new build?

If the permit application is filed on or after December 31, 2026, yes: from that date, all permit applications and plans must comply with the Ninth Edition of the Florida Building Code, replacing the Eighth Edition in force since December 31, 2023. Because McIntosh needs town authorization before the county permit, allow time for both steps if you want a filing date before the switch. None of the 177 homes in the Census survey were built after 2009, so a new house here will be built to newer code than any of its neighbors.

Source: Miami-Dade County notice on the Ninth Edition; FRSA on the Eighth Edition, read October 5, 2026.

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Why do soffits matter on a new McIntosh house?

Because water gets in when they fail. FEMA's Hurricane Michael advisory found widespread wind damage to building envelope parts, with costly water intrusion from wind-driven rain, and notes that the 2007 Florida Building Code began requiring soffits to resist the same wind loads as walls. Its key practices: fasten soffit panels at both the wall and the fascia, and install fascia covers per the maker's instructions. Marion County's record, from Irma's river flooding to Milton's 35-knot gust at the Ocala airport, is reason enough to check that detail on site.

Source: FEMA Hurricane Michael Recovery Advisory 2, June 2019, read October 5, 2026.

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Nearby

New construction roofing near McIntosh

Sources for this page(57)
  1. 1.Share of homes built 2010 or later: 0%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), table B25034 (Year Structure Built), via Census Reporter API. Read Oct 5, 2026.
  2. 2.Housing units (ACS 5-year): 177. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), table B25001 (Housing Units), via Census Reporter API. Read Oct 5, 2026.
  3. 3.Population estimate (ACS 5-year): 333. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), table B01003 (Total Population), via Census Reporter API. Read Oct 5, 2026.
  4. 4.People (2020 Census): 463. U.S. Census Bureau, 2020 Census (P.L. 94-171) POP100, via TIGERweb tigerWMS_Census2020 MapServer. Read Oct 5, 2026.
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  8. 8.Permit office: Marion County Building Safety. Marion County Building Safety. Read Oct 5, 2026.
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New construction roofing in McIntosh

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