Roof repair in Westchester, FL

Florida caps patching at 25 percent of a roof or roof section in any 12-month period. Once repairs go beyond that limit, you must replace or recover the entire roof or the affected section. You qualify for the exception only when the roof was built, repaired or replaced under the 2007 Florida Building Code or a later edition. In that case, just the repaired portion needs to meet the current code.

A replacement is also required where the old covering is water soaked or deteriorated, or already has two or more layers. Wet or badly fastened sheathing blocks a new roof over the old one. In Westchester's older homes, those conditions are plausible and worth asking about.

By our arithmetic, Westchester's median home was built 9 years earlier than the county's, 1971 against 1980. That conclusion is an inference about homes in general, and it does not describe any one roof. Ask your roofer for the install date or permit record.

Any work on a roofing component in the High Velocity Hurricane Zone needs a permit, repairs and maintenance included. A licensed contractor has to complete the permit application. Because Westchester is unincorporated, your permit comes from Miami-Dade County Regulatory and Economic Resources.

• Stay off a wet or storm-damaged roof and look from the ground.
• Photograph missing shingles, lifted flashing and ceiling stains.
• Put a tarp or board over an opening only if it can be done from the ground or a safe ladder.
• Check the attic for daylight, wet insulation and damp decking.
• Keep every receipt for temporary repairs.

Roofing contractors in Florida are barred by law from soliciting insurance claims or giving advice on coverage. What your policy covers is a decision for your insurer or agent. A new or reopened claim must reach the insurer within 1 year of the loss.