Roof repair in Sunset, FL

In Sunset, 73.5 percent of homes were built before 1980, against 49.6 percent countywide. And 81.8 percent are single-family detached houses. Many of these roofs have likely been redone at least once, so the repair question usually turns on one code line.

The 25 percent rule says you may not repair, replace or recover more than 25 percent of a roof section in 12 months unless the whole section is replaced. That roof only qualifies for the exception if it was itself built, repaired or replaced under the 2007 Florida Building Code or a later edition.

A recover over old shingles is barred where the old roof is water soaked or already carries two layers. Then the roof must come off to the deck. Ask any roofer which case yours is before you accept a patch quote.

Sunset sits in unincorporated Miami-Dade, so Miami-Dade County Regulatory and Economic Resources is the office that issues your roof permit. In the High Velocity Hurricane Zone, a permit is required for all work on any roofing component, repair and maintenance included. The permit application needs the signature of a licensed contractor.

• Take your photos from the ground and keep off a roof that is wet or damaged.
• Cover openings only from a ladder you can set safely, or wait for a roofer.
• Check the attic for wet insulation, soft decking and daylight at the ridge.
• Keep torn pieces. Product approval is needed for the replacement parts.

For anything about coverage, your insurer or agent decides. Florida law bars roofers from advising on policy terms, and a new claim notice must reach the insurer within 1 year of the loss.