Roof repair in Lake Clarke Shores, FL

The median home here was built in 1978, older than the Palm Beach County median of 1986. Among homes this age, many original or early replacement roofs are likely well past their prime. That suggests more repair-or-replace decisions than in newer towns.

Florida's code limits patching to 25 percent of a roof or roof section within any 12-month period. Once repairs go beyond that, the entire roof or section has to be replaced or recovered. The exception applies only when that roof itself was built, repaired or replaced to the 2007 Florida Building Code or later, and then only the repaired part must meet current code.

Insurance looks at age too. When your roof is 15 years or older, your insurer has to allow an authorized inspector to check it, and you cover the cost. Age alone cannot be the reason an insurer refuses or non-renews, provided the inspection shows 5 or more years of useful life remaining. How that rule applies to your policy is something your insurer or agent can explain.

Stay off the roof. From the ground, look for missing or cracked tabs, exposed felt, bare asphalt and sagging spots, then check the attic for daylight or wet decking. Photograph everything. Cover openings only from a safe position.

The building official decides whether a small repair needs a permit, because the code lets ordinary minor repairs go ahead without one when the official approves. The town lists its building permit office, so confirm there before work starts.

With 92.9 percent of occupied homes owner-occupied, most repair decisions here rest with the homeowner. Read any roofing contract before signing. State law requires a bold notice telling you to check coverage with your insurer first.