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What the 25% rule actually says The 2022 change that matters most (SB 4-D) Which rule applies to your roof What it means for repair vs. replacement Broward County & the hurricane zone Frequently asked questionsWhat the 25% rule actually says
Florida's "25% rule" lives in the Florida Building Code, Existing Building, §706.1.1. In plain terms it says this:
Two details trip homeowners up. First, the threshold applies to a roof section, not just the whole roof — so damage concentrated on one slope can hit 25% of that section even if it's a small share of the total roof. Second, it's measured over a rolling 12 months, not a calendar year. Several small repairs on the same roof within a year are added together, so patch jobs can quietly cross the line.
When the damaged area stays under 25%, a targeted repair is allowed and is a fraction of the cost of a full replacement. Cross 25% on an older roof, and the code can require that whole section be rebuilt to today's standards.
The 2022 change that matters most (SB 4-D)
This is the part most "25% rule" explanations still get wrong. In 2022, the Florida Legislature passed Senate Bill 4-D, effective May 26, 2022. It removed the full-replacement mandate for newer roofs.
For roofs permitted before March 1, 2009, the original 25% threshold still applies in full: cross 25% of a section in a 12-month window, and that section must be brought up to code.
Which rule applies to your roof
| Your roof was permitted… | What the 25% rule means for you |
|---|---|
| On or after March 1, 2009 (built to the 2007 FBC or later) | SB 4-D applies. Generally only the repaired area must meet current code — even if more than 25% is damaged. Full-section replacement is not automatically forced by the 25% threshold. |
| Before March 1, 2009 | The original rule applies. If more than 25% of a section is damaged or replaced within any 12-month period, that whole section must be brought up to current code. |
So the single most important number for your wallet isn't the size of the leak — it's your roof's permit date. That, plus a real measurement of the damaged area, decides everything. Broward County and your city building department keep those permit records; we pull or help you locate them as part of a free inspection.
What it means for repair vs. replacement
Most leaks are still a repair
In our 25+ years across Broward, the typical leak traces to one failure point — a cracked tile, a worn pipe boot, lifted flashing in a valley. On a post-2009 roof, SB 4-D means we fix that area to code and you're done. We don't upsell a replacement the code doesn't require.
When replacement is the honest answer
On a pre-2009 roof past the 25% threshold — or any roof near the end of its life — replacement is the smarter spend, and we'll tell you in writing, with the reason. The rule exists so a "patched" roof can't keep failing; sometimes it's working in your favor.
Broward County & the High-Velocity Hurricane Zone
Broward sits in Florida's High-Velocity Hurricane Zone (HVHZ), which carries the strictest roofing standards in the state. Enforcement and interpretation of the 25% rule are handled by your local building official, and details can vary by city within Broward. Pairing the rule with HVHZ requirements and your insurer's wind-mitigation expectations is exactly where a licensed local roofer saves you money — by getting the permit, the code path, and the paperwork right the first time.