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Re-roofs ยท Highland Beach

Roof replacement in Highland Beach, FL

The median home in Highland Beach was built in 1983, according to the Census Bureau's five-year survey. That suggests many roofs on the island are original or past their first replacement. If you are planning a re-roof, the permit rules and the 25% rule shape the job more than the shingles do.

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Updated October 2026

Aerial dusk view of beachfront high-rises, a palm-lined road with cars, and a waterway.
Drone view looking down on a gray-blend shingle roof with two front gables, a debris container and a pickup in the driveway beyond.Our work
Photo: Highland Beach, Florida skyline by Quintin Soloviev, CC BY 4.0, cropped

Highland Beach figures this page uses

Share of homes built before 1980
38.9%
Share of homes built 2010 or later
1.9%
Owner-occupied share of occupied homes
92.9%
Median year homes were built
1983

Housing age

Why the roof on a Highland Beach house changes as the house gets older

Nearly four in ten homes here, 38.9 percent, were built before 1980. Only 1.9 percent went up in 2010 or later. If your roof has not been replaced in the last 25 years, it is likely near the end of its service life.

Most homes on the island are owner-occupied, 92.9 percent of occupied units. That means the decision to re-roof usually falls to you, not a landlord, and you will sign the permit paperwork yourself.

Permits and inspections

What a re-roof permit involves in Highland Beach

The Town of Highland Beach Building Department, rather than Palm Beach County, is the office that grants roofing permits within the town. Check the town's building page before you file, since the town sets its own forms and fees.

Because Palm Beach County is outside the High Velocity Hurricane Zone, the statewide code applies here without the extra HVHZ product rules that Miami-Dade and Broward use. Ask your roofer which product approval numbers apply to the materials chosen.

The permit must be started within 6 months of issue, and work must keep moving. A permit lapses if work is suspended for 6 months. Confirm these clocks with the building office when you apply.

The 25% rule

When the 25 percent limit applies and when the full roof must be replaced

Under the current code, no more than 25 percent of an existing roof may be repaired, replaced or recovered in any 12-month period unless the entire roof covering is replaced. A roof built or patched under the 2007 Florida Building Code or newer needs only the repaired portion brought up to current code.

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Questions

Roof replacement in Highland Beach: questions

What is the 25% roof rule in Florida?

The 25% rule limits how much of an existing roof can be repaired or replaced in one 12-month period without bringing the whole roof up to current code. Highland Beach permits follow the statewide code, so the limit applies here. If more than 25 percent of the roof is being redone, the entire covering must be replaced. Confirm the exact area with the Town of Highland Beach Building Department before you start.

Source: 2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), read Oct 5, 2026

Related: Roof replacement

What is the new law in Florida about roofs?

Florida's current building code takes effect on a fixed date, and the next edition becomes effective on December 31, 2026. Any permit filed on or after that date has to comply with the newer edition. If you plan to file this year or next, ask the Town of Highland Beach Building Department which edition applies to your permit.

Source: Miami-Dade County RER notice, read Oct 5, 2026

Related: Roof replacement

How old are most homes in Highland Beach?

The median home in Highland Beach was built in 1983, with a margin of error of plus or minus 2 years. Palm Beach County's median is 1986, so the island's housing is about the same age as the county as a whole. Nearly 39 percent of homes were built before 1980, so many roofs may be past their expected life.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25004, via Census Reporter API, read Oct 5, 2026

Related: Roof replacement

Does my insurer care how old my roof is?

Florida law bars insurers from refusing a homeowner's policy solely because a roof is less than 15 years old. When a roof reaches 15 years of age or more, the insurer must let the homeowner have an authorized inspector check it at the homeowner's expense, and may not refuse or non-renew solely for age if the inspection shows 5 or more years of useful life left. If the inspection shows at least five years of useful life left, the insurer may not refuse or non-renew for age alone. Confirm these specifics with your insurance company or agent.

Source: Florida Statutes, section 627.7011 (2026), read Oct 4, 2026

Related: Roof replacement

Nearby

Roof replacement near Highland Beach

Sources for this page(29)
  1. 1.Share of homes built before 1980: 38.9%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  2. 2.Share of homes built 2010 or later: 1.9%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  3. 3.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, B25034, B25024, via Census Reporter API. Read Oct 5, 2026.
  4. 4.Owner-occupied share of occupied homes: 92.9% (2,175 of 2,341). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  5. 5.Permit office: Town of Highland Beach - Building Department. Town of Highland Beach - Building Department. Read Oct 10, 2026.
  6. 6.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  7. 7.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  8. 8.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25004, via Census Reporter API. Read Oct 5, 2026.
  9. 9.Hurricane Matthew (2016). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Matthew (AL142016). Read Oct 5, 2026.
  10. 10.Florida Building Commission, 'Setting New Standards for Safety: The Florida Building Code' (2004 publication; wind-speed figures in it are outdated and not used). Read Oct 5, 2026.
  11. 11.Median year homes were built: 1983. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  12. 12.Florida Statutes, section 553.842 (2026). Read Oct 5, 2026.
  13. 13.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription). Read Oct 5, 2026. FBC text read from UpCodes (unofficial transcription): check floridabuilding.org or the ICC viewer before quoting (spec 8.7). Source URL inherited from C-3 (the research cites it "as C-3").
  14. 14.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription). Read Oct 5, 2026. FBC text read from UpCodes (unofficial transcription): check floridabuilding.org or the ICC viewer before quoting (spec 8.7).
  15. 15.Florida Statutes, section 553.844 (2026). Read Oct 5, 2026.
  16. 16.Miami-Dade County RER notice. Read Oct 5, 2026.
  17. 17.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  18. 18.Town of Highland Beach - Building Department, Town of Highland Beach. Read Oct 5, 2026.
  19. 19.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Matthew (AL142016), NOAA National Hurricane Center. Read Oct 5, 2026.
  20. 20.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  21. 21.Florida Administrative Code, Chapter 61G20-3, Florida Administrative Code. Read Oct 5, 2026.
  22. 22.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  23. 23.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Dorian (AL052019), NOAA National Hurricane Center. Read Oct 5, 2026.
  24. 24.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  25. 25.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  26. 26.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Highland Beach 2020 Census internal point (26.4106, -80.0645), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  27. 27.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Highland Beach 2020 Census internal point (26.4106, -80.0645), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  28. 28.Wikipedia, 'Highland Beach, Florida' (revision 1375548765), Wikipedia. Read Oct 5, 2026.
  29. 29.Wikipedia, 'List of municipalities in Florida', Wikipedia. Read Oct 5, 2026.

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Roof replacement in Highland Beach

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