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Re-roofs · Kissimmee

Roof replacement in Kissimmee, FL

With 21.6% of its housing built before 1980, Kissimmee has nearly twice Osceola County's 11.3% share of pre-1980 homes. Roof replacement in Kissimmee, FL on those houses means opening an old deck, bringing its nailing up to the re-roof table, sealing it with a secondary water barrier and passing two city inspections.

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Updated October 2026

Drone view of a single-story home mid re-roof: part of the roof stripped to white synthetic underlayment, the rest still in gray shingles, a dump trailer of debris and a pickup in the driveway.

Local know-how

Pre-1980 decks and the re-roof nailing table

A house framed before 1980 is more than two decades older than Florida's statewide code, and its sheathing was nailed to whatever the local rules of the day required. Once the old covering is off, Table R908.7.1.2 of the residential code decides what happens next. Staples or 6d nails at any spacing get supplemental ring-shank nails no more than 6 inches on center, and 8d nails spaced wider than 6 inches are filled in to that spacing.

The same tear-off has to add a secondary water barrier under R908.7.2, by one of three underlayment methods. Kissimmee's median house, built in 1992, also predates the statewide code, so these two items show up on far more than the oldest homes. They are the main reason a Kissimmee re-roof proposal lists more than shingles and labor.

Permit

The city permit, two inspections and the tear-off rules

Re-roofs inside city limits are permitted by the City of Kissimmee Building Division, which says most home projects still need a permit under the July 1, 2026 rules. Reroofs are exempt from plan review (FBC-B 107), not from inspection. FBC-B 110.3 calls for a sheathing inspection, at dry-in or as its own visit, and a roofing inspection of dry-in, insulation, coverings and flashing.

For some Kissimmee roofs, an overlay is ruled out before anyone measures. R908.3 requires a full tear-off when the existing roof is water-soaked, already has two or more layers, has uncut blisters, or is clay or cement tile. On a pre-1980 Kissimmee house that was once re-roofed by overlay, that second layer settles the question.

Partial jobs run into the 25% rule: no more than a quarter of a roof section may be replaced in 12 months unless the whole section is redone. The exception in Fla. Stat. 553.844(5) helps only roofs built or replaced under the 2007 code or later, so an original pre-1980 roof never qualifies.

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Questions

Roof replacement in Kissimmee: questions

Will an old Kissimmee house need new roof decking?

Not necessarily new decking, but very likely more nails. The re-roof table calls for supplemental ring-shank fasteners whenever the old ones are staples, 6d nails, or 8d nails spaced wider than 6 inches, and any rotten or damaged sheathing found at tear-off gets replaced. Florida's definition of roofing-contractor work includes repair or replacement of wood roof sheathing or fascia as needed during a re-roof (Fla. Stat. 489.105(3)(e)). With 21.6% of Kissimmee's units built before 1980, a written proposal should say how damaged decking will be priced before the old roof comes off.

Source: 2023 Florida Building Code, Residential, Table R908.7.1.2; Fla. Stat. 489.105, read October 5, 2026.

Related: Roof replacement

Can new shingles go over my old roof in Kissimmee?

Only if the code and the city allow it, and the decision belongs to the building official. In the 8th edition of the residential code, the re-cover sections, R908.3.1 and R908.4, read Reserved, and no source we read says how each building department treats a shingle overlay. What the code does say is when a tear-off is mandatory: a water-soaked or deteriorated roof, two or more existing layers, uncut blisters, or a tile covering. Ask the City of Kissimmee Building Division before you plan on an overlay, and expect the inspector to want a sound deck either way.

Source: 2023 Florida Building Code, Residential, R908.3 and R908.4; City of Kissimmee, read October 5, 2026.

Does the 25% rule apply to a 1990s roof in Kissimmee?

Yes, if that roof has never been fully replaced. The exception in Fla. Stat. 553.844(5) covers only roofs built, repaired or replaced under the 2007 Florida Building Code or later, and the 2007 code took effect on March 1, 2009. A roof from the 1990s, the decade of Kissimmee's 1992 median house, is older than that. Repairing 25% or more of one of its sections in 12 months therefore means redoing the whole section to today's code. A roof replaced after early 2009 gets the exception: only the repaired part must meet the current code.

Source: Fla. Stat. 553.844(5); Florida Building Commission code effective dates, read October 5, 2026.

Related: FAQ

Sources for this page(26)
  1. 1.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25034. Read Oct 5, 2026.
  2. 2.Share of homes built before 1980: 21.6%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  3. 3.Median year homes were built: 1992. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  4. 4.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25035. Read Oct 5, 2026.
  5. 5.Permit office: City of Kissimmee Building Division (Permits & Inspections). City of Kissimmee Building Division (Permits & Inspections). Read Oct 5, 2026.
  6. 6.City of Kissimmee, Permits & Inspections. Read Oct 5, 2026.
  7. 7.Share of homes built before 1980: 11.3%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  8. 8.FBCR Ch. 9. Read Oct 5, 2026.
  9. 9.FBC-B 2023 Ch. 1. Read Oct 5, 2026.
  10. 10.Florida Statutes, section 553.844 (2026). Read Oct 5, 2026.
  11. 11.Florida Building Commission, "Florida Building Code Effective Dates". Read Oct 5, 2026.
  12. 12.Florida Statutes, section 489.105 (2026). Read Oct 4, 2026.
  13. 13.2023 Florida Building Code, Residential, 8th ed., Ch. 9 Roof Assemblies (R903, R905, R908), International Code Council (Florida Building Commission). Read Oct 5, 2026.
  14. 14.2023 Florida Building Code, Building, 8th ed., Ch. 1 Scope and Administration (102.8, 105.1, 105.2.2, 107, 110.3), International Code Council (Florida Building Commission). Read Oct 5, 2026.
  15. 15.Florida Statutes, section 553.844 (2026): windstorm loss mitigation, roofing requirements and the 2007-code exception, Florida Legislature. Read Oct 5, 2026.
  16. 16.Florida Statutes, section 489.105 (2026): definitions (roofing contractor scope), Florida Legislature. Read Oct 5, 2026.
  17. 17.Florida Building Code effective dates (2001 through 2023 editions), Florida Building Commission. Read Oct 5, 2026.
  18. 18.Florida Statutes, section 627.7011 (2026): homeowners' policies, roof age (subsection 5), Florida Legislature. Read Oct 5, 2026.
  19. 19.Citizens Property Insurance Corporation, Inspections (4-point and roof age requirements), Citizens Property Insurance Corporation. Read Oct 5, 2026.
  20. 20.Citizens 4-Point Inspection Form, Insp4pt 03 25 (roof section), Citizens Property Insurance Corporation. Read Oct 5, 2026.
  21. 21.FEMA Hurricane Michael Recovery Advisory 2: Best Practices to Minimize Wind and Water Infiltration Damage (June 2019), FEMA. Read Oct 5, 2026.
  22. 22.Hurricane Ian in Florida: a mitigation success story for building codes (Building Safety Journal, 2024-02-07), summarizing FEMA P-2342, International Code Council. Read Oct 5, 2026.
  23. 23.NWS Melbourne, Lightning Information Center, National Weather Service. Read Oct 5, 2026.
  24. 24.UF researchers identify ways to prevent shingle blow-off in hurricanes, University of Florida Herbert Wertheim College of Engineering. Read Oct 5, 2026.
  25. 25.NRCA consumer roofing guidelines and resources, National Roofing Contractors Association. Read Oct 5, 2026.
  26. 26.Florida Senate, SB 808 (2026) staff analysis, The Florida Senate. Read Oct 5, 2026.

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Roof replacement in Kissimmee

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