Roof replacement in Palm Beach County: insurance rules, cost and permits

Start here: it's usually the insurance, not the leak

When we read two years of questions Palm Beach County homeowners posted about roofs, the top two were not about leaks. They were “will my insurance still cover a 15 or 20 year old roof?” and “can they make me replace a roof that isn't leaking?” Here is what Florida law actually says.

Under 15 years old: an insurer may not refuse to write or renew your homeowners policy just because of the roof's age. Section 627.7011(5), Florida Statutes.
15 years or older: before your insurer can require a new roof, it has to let you get a roof inspection (you pay for it) from an inspector it approves. If the inspection shows 5 or more years of useful life left, the insurer can't refuse you because of age alone.
How age is counted: from the last time 100% of the roof was replaced to code. Patching a section does not reset the clock.
Citizens is stricter in one way and looser in another. Citizens wants proof of 5 years of remaining life once a shingle roof passes 25 years, or a tile, metal or concrete roof passes 50. Citizens roof rules.
The 4-point inspection. Citizens requires one on new policies for homes over 20 years old. It looks at four things: roof, electrical, plumbing and AC. The report must be dated within 12 months. Citizens 4-point FAQ and timing.

That law protects you only against a refusal based solely on age. If an inspection finds real damage, the insurer can still act on it. So the first move is an honest inspection, not a sales pitch.

What a new roof costs here

From 1,695 permits

$29,850

was the typical value contractors declared on a re-roof permit in Jupiter and Palm Beach Gardens over the last 12 months. Half of all jobs fell between $16,000 and $48,000.

Town	Permits	Typical value
Jupiter	912	$21,000
Palm Beach Gardens	783	$40,000

Busiest month: February (185 permits). Quietest: August (91). Permits from November 2025 to October 2026, pulled from each town's public permit records on November 5, 2026. Declared values often run below the full contract price, so use these as a rough guide for comparing quotes, not as a quote. How we counted.

The gap between the towns is real: the typical Gardens re-roof was declared at $40,000, the typical Jupiter one at $21,000. The permits don't say why. House size and tile versus shingle are the usual suspects, so compare your quote against homes like yours, not the county average.

The rules that change the job

The 25% rule, and the 2022 change

Florida's building code says you can't repair or replace more than 25% of a roof in any 12 months without bringing the whole roof (or that roof section) up to current code. Florida Building Code, Existing Building 706.1.1. In 2022 the Legislature added an exception: if your roof was built or replaced under the 2007 code or later, only the part being repaired has to meet current code. Section 553.844(5). So a roof permitted under the 2007 code or later (in effect since 2009) can often be repaired in sections. An older roof with 25% damage often can't. Ask your roofer for the permit that shows which code yours was built to.

What a re-roof has to include

A secondary water barrier, and re-nailing of the roof deck. State law requires both when a site-built single-family home gets a new roof. The county and Palm Beach Gardens forms skip the re-nailing if the house was built or re-roofed after May 1, 1999. Both are features your wind mitigation inspection gives credit for.
Stronger roof-to-wall connections, sometimes. If the home is in the wind-borne debris region (all of unincorporated Palm Beach County is) and insured for $300,000 or more, the job also has to improve the roof-to-wall connections, unless that would cost more than 15% of the roof job.

Source: Section 553.844(3), Florida Statutes. Jupiter and Boca Raton still want a separate permit from a general, building or residential contractor for new roof-to-wall hardware, so ask your roofer who pulls it.

Two dates to know

December 31, 2026: the 9th edition of the Florida Building Code takes effect. Permits applied for on or after that date fall under it. Florida Building Commission.
The 2026 “no permit under $7,500” law doesn't help here. Palm Beach County says the exemption doesn't apply anywhere in the county because the whole county counts as a flood hazard area. Section 553.79. Every re-roof needs a permit.

Over $5,000, you'll also record a Notice of Commencement with the county clerk before the first inspection. It's part of Florida's lien law. Before each payment, ask for written lien releases from any subcontractor or supplier who sent you a Notice to Owner. That's what keeps you from paying twice if a contractor doesn't pay them. Section 713.135 and section 713.06.

Permits by city

Where you live	Who can pull the permit	What is different here
Jupiter Look up permits	Licensed contractor	Four inspections, all in person. Jupiter won't take photos or affidavits instead. Recorded Notice of Commencement from $5,000.01. Your HOA approval is separate. Source
Palm Beach Gardens Look up permits	Licensed contractor, or you as owner-builder	Uses the county roof form for your roof type. No deck re-nailing needed if the house was built or re-roofed after May 1, 1999. Private plan review and inspections allowed, with a 15% fee discount for each. Source
West Palm Beach Look up permits	Licensed contractor, or you as owner-builder	Meet the inspector before work starts. Historic districts need a Certificate of Appropriateness, and staff prefers tile replaced with tile. Source
Boca Raton Look up permits	City-registered licensed contractor, or you as owner-builder	Like-for-like shingle re-roofs can go over the counter. Tile, shingle to tile or metal, and homes over $300,000 in value get full review. Source
Unincorporated county Look up permits	Licensed contractor, or you as owner-builder (in person)	No re-nailing if built or re-roofed after May 1, 1999. Working without a permit can cost 4 times the fee. Source
Tequesta Look up permits	Licensed contractor, or you as owner-builder	Written HOA approval before the permit is issued. Wind design sealed by an engineer or architect. Plan review usually within 5 business days. Source

The “Look up permits” links open each building department's own search, where you can see past permits on your house. North Palm Beach, Juno Beach, Wellington, Lake Worth Beach, Boynton Beach and Delray Beach have their own building departments too. Rules checked November 5, 2026.

Make the new roof pay you back

A new roof is the moment to collect every insurance credit you can. Right after the job, get a new wind mitigation inspection. The state form records roof covering, how the deck is nailed, roof-to-wall connections, roof shape and whether the deck is sealed. The 2026 wind mitigation form. Insurers must give discounts for those features, but only on the hurricane part of your premium. OIR discount notice.

If your home was built before 2008, is homesteaded and insured for $700,000 or less, the state's My Safe Florida Home program may help pay. Since June 2026 it can cover replacing the roof covering, not just straps and re-nailing. How the grant works.

Keep the permit number, the product approval numbers and the final inspection. Your insurer, your wind mitigation inspector and your future buyer will all ask.

Questions to ask every roofer

What is your state license number? Look it up on DBPR. Roofers hold a roofing license, or a general, building or residential license.
Who pulls the permit, and is it in your company's name?
Is my roof built to the 2007 code or later? If so, can it be repaired instead of replaced?
Does the price include the secondary water barrier, deck re-nailing and any roof-to-wall work the code requires?
What is the product approval number for the roof you're quoting? Search it on the state's product approval site.
Who handles the HOA application, and how long does it usually take here?
What do the manufacturer and workmanship warranties each cover, and for how long?
Will you give me the paperwork my wind mitigation inspector needs?

Red flags

A free gift, gift card or “we'll cover your deductible.” Florida law bans roofers from offering anything of value to inspect your roof or file a claim, and bans waiving deductibles. Section 489.147.
A roofer telling you what your policy covers. The same law bars contractors from interpreting your insurance policy. That's your agent's job.
“You don't need a permit for this.” In Palm Beach County you do.
Door knockers the week after a storm with out-of-area trucks and no local license. Check the license before you let anyone on the roof.
Pressure to sign today to “lock in” a price or a crew.

Who pulled the most roof permits

Permit activity, not a recommendation. We haven't finished our checks on this trade, so nobody here is ranked or endorsed yet.

These are the roofing companies that pulled the most re-roof permits in Jupiter and Palm Beach Gardens in the last 12 months. It shows who is busy here, which is a place to start your own checking.

Company	Jupiter	Gardens	Permits	Typical value	State license	Google
FL Pro Roofing & Solar	0	75	75	$55,080	Certified Roofing Contractor CCC1333668, current, active	5.0 (153 reviews)
Leo Roofing & Construction	24	51	75	$40,000	Certified Roofing Contractor CCC1328402, current, active	4.9 (116 reviews)
FoxHaven Roofing Group	44	19	63	$39,995	Certified Roofing Contractor CCC1331638, current, active	4.9 (22 reviews)
Turner Roofing Co	5	52	57	$26,600	Registered Roofing Contractor RC0045605, current, active	4.6 (29 reviews)
Total Roofing Systems	51	4	55	$22,112	Certified Roofing Contractor CCC1332346, current, active	4.8 (315 reviews)
Code Red Roofers	30	22	52	$17,875	Certified Roofing Contractor CCC1326574, current, active	5.0 (212 reviews)
Embick Roofing (Embick Enterprises Inc)	45	0	45	$20,320	Certified Roofing Contractor CCC1329587, current, active	4.9 (188 reviews)
Roofing & Restoration of Florida	43	2	45	$9,624	Certified Roofing Contractor CCC1335056, current, active	3.8 (8 reviews)
Legacy Contracting Solutions	2	42	44	$60,873	Certified Roofing Contractor CCC1328117, current, active	4.8 (233 reviews)
GM Roofing	38	0	38	$42,600	Certified Roofing Contractor CCC1331712, current, active	5.0 (297 reviews)
Luxe Builder Group	36	2	38	$17,250	Certified Roofing Contractor CCC1335204, current, active	4.9 (90 reviews)
Talbot Roofing	6	26	32	$60,000	Certified Roofing Contractor CCC1334659, current, active	4.8 (67 reviews)

Busy is not the same as good. This list is who pulled the most permits in Jupiter and Palm Beach Gardens from November 2025 to October 2026, with the license we looked up on the state's DBPR license search and the Google rating on November 5, 2026. We have not yet run our full checks (complaints, review activity and the call test) on this trade, so nobody here is ranked or recommended yet. How we check.

Your questions, answered

Will insurance still cover a 15 or 20 year old roof in Florida?

Under Florida law an insurer can't refuse or non-renew a policy solely because a roof is under 15 years old. At 15 years or more, the insurer has to let you get a roof inspection at your expense before requiring a new roof, and if it shows at least 5 years of useful life left, age alone can't be the reason it refuses you. Citizens asks for proof of remaining life on shingle roofs over 25 years and tile or metal roofs over 50.

Can my insurance company make me replace a roof that isn't leaking?

It can't refuse you based only on the age of a roof under 15 years old. For older roofs you have the right to an inspection first. If an inspection finds real damage or less than 5 years of life left, the insurer can require a replacement as a condition of coverage.

What is the 25% roof rule in Florida?

The building code says you can't repair more than 25% of a roof in 12 months without bringing the whole roof section up to current code. Since 2022, roofs built or replaced under the 2007 code or later are exempt, and only the repaired part has to meet current code.

What does a 4-point inspection look at?

The roof, the electrical system, the plumbing and the heating and air conditioning. A Florida-licensed inspector reports the age, type and condition of each. Citizens requires one on new policies for homes over 20 years old, dated within 12 months.

How much does a new roof cost in Palm Beach County?

Across 1,695 re-roof permits in Jupiter and Palm Beach Gardens over the last year, the typical declared value was $29,850, and half of all jobs fell between $16,000 and $48,000. Declared values usually run below the contract price.

Do I need a permit to replace my roof?

Yes. Every city in Palm Beach County and the county itself require a permit for a re-roof. The 2026 state law that lets some small jobs skip a permit does not apply in Palm Beach County, because the whole county counts as a flood hazard area.

Will a new roof lower my insurance?

It can, through wind mitigation credits. A re-roof has to include a secondary water barrier, and re-nailing on older decks, and the wind mitigation form records both. Get a new inspection after the job. The discounts apply only to the hurricane part of your premium.

Is there a grant to help pay for a new roof?

The state's My Safe Florida Home program added roof covering replacement in June 2026. It's for homesteaded homes built before 2008, insured for $700,000 or less, with low or moderate household income. The state pays $2 for every $1 you pay, up to $10,000, after the work passes a final inspection.

Sources

Rules and prices checked November 5, 2026. Rules change, so confirm with your city and your insurer before you sign anything.