Roof repair in Altamonte Springs, FL

The median home here was built in 1983. That suggests many original roofs are well past their working life, and patching an old roof can run into the 25% rule. Florida's code says no more than 25 percent of a roof or roof section may be repaired, replaced or recovered in any 12-month period unless the whole roof or section is done.

One exception exists. A roof built or redone under the 2007 Florida Building Code or a later edition only needs the new work to meet current code, and a city cannot amend that by ordinance. A 1980s roof will not qualify, so a large repair on one can force replacement of the whole roof section.

Roof repair, in the code's words, is reconstruction or renewal of part of an existing roof for maintenance. Whether a small repair needs a permit is up to the building official. Contact the City of Altamonte Springs Building and Fire Safety Department before work begins. Reroofs are exempt from plans examination, but not from the permit.

• Stay off the roof. Look from the ground for missing tabs, lifted ridge caps and torn flashing.
• Photograph damage and any ceiling stains before anything is moved.
• Check the attic with a flashlight for wet decking or visible leaks, as an insurer's inspector would.
• Report any claim to your insurer within 1 year of the loss date.

State statute 489.147 keeps a roofer out of the claims business: no soliciting claims, no coverage advice. What your policy pays after Milton-type wind is a question for your insurer or agent. Every residential roof contract also carries a bold notice to check coverage before you sign.