When a hurricane or a hard summer storm rolls through Orange and Seminole County, our phone starts ringing the next morning. Some homeowners have water coming through the ceiling. Others just found a few shingles in the yard and are not sure it matters. The first few days after a storm make a big difference in how the repair goes. Here is what we tell homeowners from Apopka, Sanford, Windermere, Winter Garden, Winter Park, and Ocoee, in the order it matters.
1. Stay Safe Before Anything Else
- Stay off the roof. Wet shingles and tile are slick, and decking soaked by a storm can be weaker than it looks.
- Watch for power lines. If a limb is resting on your roof or on the service line to the house, keep clear and call your power company.
- Deal with water inside. Move furniture and valuables, catch drips with buckets, and stay out from under any ceiling that is sagging. If water is near lights or outlets, shut off power to that area at the breaker if you can do it safely.
2. Document the Damage Before Anything Is Cleaned Up
Good records make everything easier later. Before you sweep up shingles or haul off limbs:
- Take photos and video of the outside from the ground, from several angles: missing shingles, broken tiles, bent flashing, damaged gutters, and fallen limbs.
- Photograph ceiling stains, wet insulation, and any water on floors or walls. If you can safely look in the attic, take pictures there too.
- Write down the date of the storm. Under Florida law, the date of loss for a hurricane is the date it made landfall, and for other weather events it is the date the event is verified by the National Oceanic and Atmospheric Administration.
- Keep receipts for tarps and emergency repairs.
3. Protect the House From More Water
A small opening in a roof can let in a lot of water during the next afternoon storm. A properly installed tarp buys you time until a permanent repair can be done. When it is safe to get on the roof, we install temporary tarping for active leaks and photograph what we find before we cover it. Your policy may spell out what it expects you to do to protect the property after a loss, so check it or ask your agent.
One more thing to know: if you sign a contract to repair or replace your roof within 180 days of a storm that led to a state of emergency declaration, and your home is in the declared area, Florida law lets you cancel it without penalty within 10 days of signing or by the official start date, whichever comes first.
4. Get a Real Roof Inspection
Wind damage is not always obvious from the driveway. A good inspection looks for creased or lifted shingles that have lost their seal, slipped or cracked tiles, loose ridge caps, damaged flashing and pipe boots, soft spots in the decking, and water stains in the attic. You should get photos and a plain explanation, not just a number.
We offer a free roof inspection with photos, clear findings, and a no obligation estimate. We cover Apopka, Sanford, Windermere, Winter Garden, Winter Park, and Ocoee, plus the rest of Central Florida.
5. Know the Florida Insurance Basics
- You own the claim. We document roof condition and give you an itemized estimate for the roof work. We do not adjust claims or interpret your policy. Florida law does not allow contractors to do that unless they hold a public adjuster license.
- Deadlines are shorter than they used to be. Under current Florida law, notice of a new or reopened property claim must be given within 1 year after the date of loss, and a supplemental claim within 18 months. Talk to your insurer or agent about how this applies to your policy.
- No assigning your benefits. For policies issued on or after January 1, 2023, Florida law does not allow you to assign your post loss benefits to a contractor. You stay in charge of your claim.
- No deductible games. A contractor may not offer to waive your deductible, or offer a rebate, gift card, or anything else of value for letting them inspect your roof or for filing a claim. If someone offers that, walk away.
- Roof age and your policy. An insurer cannot refuse to issue or renew a homeowner’s policy solely because the roof is less than 15 years old. For older roofs, you can have the roof inspected, and if it has at least five years of useful life left, age alone is not enough reason to refuse coverage.
Filing a claim does not always make sense. It depends on your deductible, your roof’s age, and the actual damage. We give you an honest scope so you can decide with your insurer or agent.
6. Florida’s 25 Percent Rule, in Plain English
The Florida Building Code has long said that if more than 25 percent of a roof section is repaired or replaced within 12 months, the whole section generally has to be brought up to current code. A 2022 change added an important exception. If your existing roof was built, repaired, or replaced under the 2007 Florida Building Code or a later edition, only the damaged portion has to meet current code. The 2007 code took effect March 1, 2009, so your roof’s age and permit history now matter a lot when deciding between a repair and a replacement.
When a roof is replaced today, it is built to the Florida Building Code, 8th Edition (2023). On most homes with wood decks, that means renailing the deck and adding a secondary water barrier under the new roof covering.
7. Repair or Replace?
A repair usually makes sense when the damage is limited to a few spots or one slope, the roof still has good life left, and matching materials are available. A full replacement is often the better call when damage is spread across the roof, the roof was already near the end of its life, there are leaks in several places, the decking is damaged, or the underlayment under a tile roof has failed. If your shingles are discontinued, a patch can stick out. We show you the photos and explain the options, and you decide.
8. Watch Out for Storm Chasers
After every big storm, out of town crews knock on doors across Central Florida. Before you sign anything, check the contractor’s license on the Florida Department of Business and Professional Regulation website, ask for a local address, make sure they will pull the permit in their own name, and get a written, itemized estimate. Read more in our guide to storm chasers vs. local roofers in Florida and our roofing FAQ.
Storm Roof Damage FAQs
How soon should I call a roofer after a storm?
As soon as it is safe. Active leaks should be tarped quickly to limit damage to ceilings, insulation, and framing. Even if you do not see a leak, an inspection within a few days helps you document damage while it is fresh. Call 407-766-4388.
How long do I have to file a roof claim in Florida?
Under current Florida law, notice of a new or reopened property insurance claim must be given within 1 year after the date of loss, and a supplemental claim within 18 months. For hurricanes, the date of loss is the landfall date. Check with your insurer or agent about your specific policy.
Can a roofer handle my insurance claim for me?
No. You own the claim with your insurer. A roofing contractor can inspect, photograph, and give you an itemized estimate for the roof work, but Florida law does not allow contractors to adjust claims or interpret your policy unless they are licensed public adjusters.
What is the 25 percent rule for Florida roofs?
Generally, if more than 25 percent of a roof section is repaired or replaced within 12 months, the whole section must meet current code. If your roof was built or replaced under the 2007 Florida Building Code or later, only the damaged portion has to meet current code.
What if something goes wrong with my roof job?
Call us and we will make it right. Home Pros Roofing and Contracting is also listed with The Good Contractors List, which backs qualifying work with a $25,000 third party workmanship guarantee that is free to homeowners.
Home Pros Roofing and Contracting earned its place on The Good Contractors List by passing their rigorous vetting process. Very few contractors in Florida meet that standard, which is why you will find so few of them on the list. The list backs qualifying work with a $25,000 third party workmanship guarantee that is free to homeowners, so you can hire with confidence after a storm. View our Good Contractors List profile.
Storm hit your roof? Call Home Pros Roofing and Contracting at 407-766-4388 or book a free roof inspection. We are based at 1935 Rafton Rd in Apopka and licensed in Florida: CGC1527172 (General Contractor) and CCC1332789 (Certified Roofing Contractor). Homeowners rate us about 4.9 stars across 167 Google reviews.
Florida consumer notice: The consumer is responsible for payment of any insurance deductible. It is insurance fraud punishable as a felony of the third degree for a contractor to knowingly or willfully, and with intent to injure, defraud, or deceive, pay, waive, or rebate all or part of an insurance deductible applicable to payment to the contractor for repairs to a property covered by a property insurance policy. It is insurance fraud punishable as a felony of the third degree to intentionally file an insurance claim containing any false, incomplete, or misleading information.