The roof on a Florida condominium does three jobs at once. It is a structural envelope, an insurance underwriting input, and one of the largest line items in the reserve study. When it ages out, the board does not get to handle those three jobs one at a time. The carrier's renewal notice, the SIRS-driven funding plan, the milestone inspection, and the unit owners' liquidity all collide in the same six-month window. Boards that have run this project once typically start two years out. Boards running it for the first time tend to discover the depth of the regulatory stack the week the leak shows up in the top-floor unit.
This primer is written for that second category. It assumes the audience is a volunteer board member or community association manager — not a roofer, an engineer, or a public adjuster — and that the building is a Florida condominium subject to Chapter 718. Single-family HOA neighborhoods, where each owner replaces their own roof, are out of scope here. So are mixed-use commercial decks, manufactured housing parks, and townhome communities organized as fee-simple HOAs rather than condominium regimes. If your governing documents put the roof on the unit owner, you are reading the wrong article.
This is general information for Florida condominium board members and community association managers on roof replacement under Florida law. It is not legal, engineering, or insurance advice. Engage the association's counsel, a licensed roof consultant or structural engineer, and the master policy broker before approving any scope, contract, special assessment, or insurance claim. Roof projects involve overlapping building-code, statute, insurance, and contract-law issues that vary by building age, county, and declaration; consult the right professionals for your specific facts.
Why this is the highest-stakes capital project your board will run
Roof replacement is the single highest-stakes capital project a Florida condo board will run in a five-year window. The reasons converge from four directions.
The dollar size is among the largest single lines on the SIRS. On most low- and mid-rise FL condo buildings the roof is the costliest line in the Structural Integrity Reserve Study. (On larger high-rises with significant concrete restoration in the SIRS, concrete usually exceeds the roof line — but roof is still typically in the top three.) A roof replacement that runs $500,000 to $1.4 million on a mid-rise typically dwarfs the next-largest line (elevator modernization, life-safety systems) by a factor of two or three. The funding decision compounds for years, because the SIRS contribution under HB 913 cannot be waived going forward, even after the roof is replaced.
The insurance carrier is paying attention. Citizens Property Insurance and most private carriers now bind a master policy conditional on roof age, type, and most recent inspection date. The post-Surfside underwriting environment in 2026 forced a sharp tightening of those questions, with non-renewal as the default penalty for a board that does not act. The insurance renewal playbook covers the renewal mechanics; the roof is one of the most controllable variables inside it.
The milestone inspection runs through it. For condominium buildings three or more stories under FS 553.899, the milestone inspection (Phase 1 visual, Phase 2 destructive if warranted) frequently flags the roof envelope, fastener pull-out at the deck, or substantial moisture intrusion as conditions requiring remediation. The milestone inspection deadlines are the deadline-driven pressure that turns a "we should plan for this in three years" board posture into "we are running this project this fiscal year."
Fannie Mae just changed the financing rules for the people you live with. Fannie Mae Lender Letter LL-2026-03 (issued March 18, 2026) raises the minimum reserve allocation in the annual budget from 10% to 15% of annual budgeted income, effective for loan applications dated on or after January 4, 2027. Falling below 15% disqualifies the entire project for Fannie-purchased mortgages — collapsing unit-sale liquidity for the people who actually live in the building. Roof line items are typically the largest single driver of that 15%. The Fannie Mae blacklist mechanics are covered separately; the roof is the line item with the highest leverage over your community's place on it.
Who owns the roof — FS 718.108 and the insurance carve-outs
The association always owns the condo roof. FS 718.108 defines the roof as a common element of every Florida condominium — not just the structural deck, but the entire roof assembly above it. The unit owner does not own a slice of the roof above their unit. The unit owner does not maintain it, insure it, or replace it. The duty travels with the ownership: the association maintains it, insures it, and replaces it.
The duty to insure is statutory. FS 718.111(11)(f) requires the master policy to cover "all portions of the condominium property as originally installed or replacement of like kind and quality, in accordance with the original plans and specifications." That is the statutory "bare-walls-plus-original-installation" framework. The contractual labels ("all-in," "bare walls," "modified") still appear on the policy forms used by carriers like CAU, Empire Indemnity, and the Lloyd's syndicates, but FS 718.111(11)(f) overrides whatever the form says for Florida condos. The roof is in the master policy. Period.
The unit owner's HO-6 walls-in policy covers interior finishes, contents, betterments and improvements, and (depending on the form) loss assessment. It does not cover the building roof. When a roof leak damages a top-floor unit, the master policy responds to the structural and common-element side of the loss, and the owner's HO-6 responds to the interior-finish side. Coordinating those two coverages is one of the board's recurring claim-time chores.
The maintenance and replacement duty under FS 718.113 sits with the association in the same way. Roof maintenance is not optional, not deferrable, and not delegable to individual owners by board policy or rule. The board can engage a manager and a roofing consultant. It cannot transfer the duty.
The 2026 regulatory stack every condo board must know
Six regulatory layers stack on top of any 2026 Florida condo roof project. The order below is the order in which a board should walk through them at the first project meeting.
1. SIRS / FS 718.112(2)(g). The roof is one of the mandatory Structural Integrity Reserve Study components. HB 913 (2025) extended the SIRS completion deadline to December 31, 2025, with a conditional extension to December 31, 2026 for associations whose milestone inspection is due in the same window. HB 913 also raised the per-component reserve threshold from $10,000 to $25,000 (now $25,675, inflation-indexed) and explicitly permits pooling reserves across SIRS components without an owner vote. Structural reserves can no longer be waived going forward except during termination under FS 718.117.
2. Milestone inspection / FS 553.899. Applies to condominium buildings three or more habitable stories, requiring a Phase 1 visual inspection and a Phase 2 inspection (sometimes destructive) on a defined schedule. A milestone finding flagging the roof envelope is the single most common trigger that compresses a board's project timeline from "in five years" to "this year."
3. Florida Building Code (current 8th Edition, 2023). The 8th Edition took effect December 31, 2023, and remains current. The 9th Edition takes effect December 31, 2026 — any roof project bidding or permitting late in 2026 should be scoped against the 9th Edition with the engineer of record before locking design assumptions. The roof chapters that matter are FBC-Building Chapter 15 (commercial / multifamily 3+ stories) and FBC-Existing Building Chapter 7, Section 706 (reroofing of existing structures).
4. The 25% rule. FBC Existing Building Section 706.1.1: if more than 25% of a roof or roof section is repaired, replaced, or recovered within any 12-month period, the entire roof must be brought to current code — unless the existing roof was permitted on or after March 1, 2009 (built to the 2007 FBC or later), in which case only the repaired/replaced portion must meet current code. SB 4-D (2022) amended FS 553.844 to create that carve-out. See Section 6 below for the practical decision tree.
5. Miami-Dade NOA / HVHZ. Buildings in the High-Velocity Hurricane Zone — Miami-Dade and Broward counties only — must use roof components that carry a Miami-Dade Notice of Acceptance, tested under TAS 100, TAS 125, and the static-pressure and cyclic-wind tests in TAS 201/202/203. NOA-listed products are also widely accepted in Monroe, Palm Beach, Collier, and Lee for the wind-zone overlap. Outside HVHZ, the statewide Florida Product Approval (FPA) system applies. The 8th Edition pulled much of the rest of the state's underlayment rules up to HVHZ-equivalent rigor, so the gap between HVHZ and the rest of the state has narrowed significantly.
6. Wind mitigation form OIR-B1-1802. The Uniform Mitigation Verification Form was updated effective April 1, 2026. Wind-mitigation discounts on the master policy attach to seven categories on this form: roof shape (hip vs gable), roof-to-deck attachment rating, roof covering material (FBC 2001+ vs older), secondary water resistance, roof-to-wall attachment (toe-nails through double-wrap), opening protection, and building code year. The full stack commonly removes 20 to 45 percent of the hurricane-premium portion of the master policy (not of total premium), with well-positioned hardened buildings seeing more.
The roof systems used on Florida condo buildings
Roof system selection on Florida condos splits along one line: slope. Anything less than 2:12 (low-slope, often called "flat") uses membrane or built-up systems. Anything 2:12 or steeper uses tile, shingle, or metal. Most mid-rise and high-rise FL condo buildings have low-slope roofs; many low-rise garden-style and Mediterranean-style condos have steep-slope tile.
Low-slope systems (mid-rise / high-rise / flat-roof garden-style)
TPO (thermoplastic polyolefin) — the dominant new-specification material for FL condo low-slope work in 2026. Heat-welded single-ply membrane in 45, 60, or 80 mil thickness; thicker mil = longer life. Wind ratings 120 to 180 mph (FM-rated). FL lifespan: 15 to 22 years for 60 mil, 20 to 25 years for 80 mil. Major manufacturers with FL condo portfolios: GAF EverGuard, Carlisle Sure-Weld, Holcim Elevate (formerly Firestone Building Products, rebranded 2022) UltraPly. Reflective "cool roof" white surface lowers attic and top-floor cooling load.
PVC (polyvinyl chloride) — the premium single-ply option. Heat-welded membrane, more flexible at low temperatures than TPO, better chemical resistance (relevant for buildings with restaurant grease exposure, rooftop HVAC condenser drainage, or pool-chemical handling). FL lifespan: 20 to 30 years. Major manufacturers: Sika Sarnafil, FiberTite (KEE-PVC hybrid known for puncture resistance), Carlisle Sure-Flex.
Modified bitumen (mod-bit) — the legacy workhorse on FL mid-rise condos built between roughly 1985 and 2010. SBS-modified or APP-modified asphalt in two-ply roll-and-torch or self-adhered installation. Wind ratings typically 100 to 150 mph (FM 1-90 / 1-120). FL lifespan: 12 to 18 years coastal, 15 to 20 inland. Major manufacturers: Soprema, CertainTeed Flintlastic, Polyglass, GAF Liberty.
Built-up roof (BUR) — the classic tar-and-gravel system. Multiple plies hot-mopped with bitumen and finished with an aggregate cap. Wind ratings 90 to 120 mph. FL lifespan 15 to 25 years. Rarely specified new in 2026; common discovery on pre-1985 FL buildings being torn off. Asbestos abatement is a routine cost adder on pre-1980 BUR.
EPDM (ethylene propylene diene monomer) — synthetic rubber single-ply, taped or glued seams. Wind ratings 90 to 120 mph. FL lifespan 18 to 22 years (heat-loaded) to 20 to 25 inland. Less common on FL condos than in northern markets because the dark color drives heat gain; specified mostly when a reflective coating is added.
Spray polyurethane foam (SPF) — sprayed-in-place closed-cell foam plus a top coating. Conforms to irregular shapes; good choice for re-cover over existing low-slope. Lifespan 20 to 30 years if recoated every 10 to 15 years.
Steep-slope systems (low-rise garden-style, Mediterranean elevations)
Concrete tile — Portland cement tile. Wind-tested at 150+ mph per TAS 112. FL lifespan: 35 to 45 years coastal, 45 to 55 inland. Manufacturers: Eagle Roofing Products (Sumterville, FL plant — shorter lead times than AZ/CA-sourced tile), Westlake Royal Roofing (formerly Boral). Profiles: S-tile (barrel, Spanish, Mediterranean) and flat tile (slate-look, contemporary).
Clay tile — kiln-fired clay. Wind-tested at 150+ mph. Tile itself lasts 50 to 100 years; the underlayment is the limiting factor at 20 to 25 years — so a "tile re-roof" is typically an underlayment replacement with tile salvage. Manufacturers: Westlake Royal, Ludowici, Verea.
Standing-seam metal — aluminum, Galvalume, or steel concealed-fastener panel. Wind ratings 150 to 180+ mph (TAS 125). FL lifespan: 30 to 40 years coastal (salt-air paint fade), 40 to 50 inland. The premium steep-slope option for FL hurricane-prone buildings.
5V-crimp and R-panel metal — exposed-fastener panels. Wind ratings 130 to 150 mph. FL lifespan 25 to 40 years (fasteners are the limiting factor). Common on agricultural-style HOAs, less common on condos.
Asphalt architectural shingles — multi-layer laminate fiberglass-mat shingles. Wind ratings 130 mph standard, 150 mph for HDZ-rated products. FL lifespan: 15 to 22 years coastal, 20 to 25 inland. Three-tab shingles are below current code at most FL wind ratings and should not be specified new. Manufacturers: GAF Timberline HDZ, CertainTeed Landmark, Owens Corning Duration.
The "what gets picked" rule of thumb for Florida condos in 2026: on a mid-rise or high-rise low-slope roof, the realistic shortlist is TPO, PVC, or modified bitumen. On a low-rise garden-style Mediterranean condo, the choice is typically concrete vs clay tile, with metal as the hurricane-hardened premium option.
What it actually costs in 2026 dollars
The cost ranges below are blended FL contractor-publication estimates for installed cost in 2026 dollars. Take the upper half of each band for South Florida HVHZ (Miami-Dade and Broward) and for high-rise access; take the lower half for North/Central FL and low-rise garden-style buildings. Add the listed surcharges separately.
Installed cost per square foot, 2026:
- TPO single-ply: $5 to $10 per sq ft on low-rise; $8 to $15 on high-rise (access driven)
- PVC single-ply: $8 to $18 per sq ft
- Modified bitumen: $4.50 to $9 per sq ft
- Built-up roof (BUR): $6.50 to $11 per sq ft
- EPDM: $5 to $13 per sq ft
- SPF: $5 to $10 per sq ft (varies widely)
- Standing-seam metal: $14 to $25, up to $35 for premium finishes
- 5V-crimp metal: $7 to $12 per sq ft
- Concrete tile: $9 to $19 per sq ft
- Clay tile: $12 to $21 per sq ft
- Architectural shingle: $5.50 to $9 per sq ft
Project totals at FL condo scales:
- 8-unit low-rise, 4,000 sq ft TPO roof: $25,000 to $50,000 base; expect $40,000 to $80,000 after tear-off, dry-in, and HVHZ premium if applicable
- 50-unit mid-rise, 12,000 sq ft mod-bit roof: $90,000 to $180,000 base; $140,000 to $280,000 all-in
- 200-unit mid-/high-rise, 50,000 sq ft TPO roof: $500,000 to $900,000 base; $750,000 to $1,400,000 after crane mobilization, tapered insulation, parapet flashings, code upgrades
- 1975 to 1995 Miami high-rise combined project (roof + concrete restoration + waterproofing as a single package): commonly $30,000 to $100,000+ per unit, with concrete restoration usually the largest driver, not the roof itself
Common cost adders on top of the base $/sq ft:
- Tear-off (one layer): +$1.00 to $3.00 per sq ft
- Deck replacement (plywood or OSB): +$1.00 to $2.50 per sq ft; Palm Beach County runs $2.00 to $4.50
- Tapered insulation (low-slope): +$1.50 to $3.50 per sq ft. On a 30,000 sq ft flat roof, that's $45,000 to $105,000. Worth every penny — ponding voids virtually every low-slope warranty
- Secondary water resistance (peel-and-stick membrane): +$0.50 to $1.25 per sq ft. Drives an OIR-B1-1802 mitigation discount
- Copper flashings (vs aluminum): +$3 to $8 per linear foot at every penetration
- Custom skylights and equipment curbs: $400 to $1,500 per penetration
- Crane, boom-lift, scaffold (high-rise): $5,000 to $25,000 mobilization plus $2,500 to $8,000 per week
- Asbestos abatement on pre-1980 BUR: +$3 to $10 per sq ft, plus a Florida DEP NESHAP 10-working-day notification before any disturbance
- HVHZ premium (Miami-Dade, Broward): +15 to 30 percent blanket on the base contract
The 25% rule and the SB 4-D 2022 carve-out
Before approving any roof "repair" on a Florida condo, the board needs to answer one question: does the work cross 25% of the total roof area in any rolling 12-month period?
If yes and the roof was originally permitted on or before February 28, 2009, the entire roof must be brought to current FBC code — including secondary water resistance, current fastener schedules, and a roof-to-wall connection retrofit under FBC Section 706.8. What started as a $40,000 repair quickly becomes a $400,000 replacement.
If yes and the roof was originally permitted on or after March 1, 2009 — meaning it was already built to FBC 2007 or later — SB 4-D (2022) amended FS 553.844 to allow partial replacement without a full code upgrade. Only the damaged portion needs replacement. This single rule has saved associations millions on partial-replacement projects, but the board has to verify the original permit date to claim it. Pull the original C/O and roof permit from the county building department's records before the contractor starts.
If no (the work stays under 25%), repair without code upgrade is permitted regardless of permit date.
The decision tree is simple. The execution is not. Boards routinely approve a series of small repairs under the 25% threshold over 18 months — only to discover that the roofer's work-order log adds up to 31% across the rolling 12-month window, triggering a code upgrade at the next inspection. Track cumulative repair area in writing and require the contractor to certify the running total at each invoice.
Reserves, SIRS, and the roof line item
The roof is a Tier 1 SIRS component under FS 718.112(2)(g). The SIRS line for the roof must reflect: (a) the system's estimated useful life, (b) its current condition (typically through an inspector's report), (c) the cost to replace at end of life, and (d) the annual contribution required to reach that cost on schedule.
HB 913 (2025) made three changes that materially affect the roof line:
- $25,000 component-cost threshold (raised from $10,000) for SIRS inclusion. The roof is far above either threshold; this matters for smaller components, not the roof itself.
- Pooling allowed without owner vote. Boards can now pool reserves across SIRS components, smoothing the assessment but reducing line-by-line transparency. The roof's reserve balance is no longer required to be tracked separately when pooled.
- Structural reserves cannot be waived except during termination or with Division of Condominiums approval. This is the big change: pre-HB 913 boards routinely waived reserves to keep assessments low and assumed they could "deal with it later." Post-HB 913, "later" is gone.
The funding method matters. The wholly funded (straight-line) method maintains a separate balance for each component and funds it to scheduled replacement. The pooled (cash-flow) method funds the aggregate sufficient to cover rolling 30-year cash needs across all components. Pooling smooths assessments but reduces transparency. Either method is statutorily permissible post-HB 913.
When the roof reserve was underfunded for years — common on FL condos that waived reserves through the 2010s — the board's options collapse to (a) special assessment, (b) HOA loan, (c) a combination, and (d) MSFC pilot grant offset if eligible. The funding waterfall below walks through each.
The Fannie Mae LL-2026-03 overlay. Issued March 18, 2026. Two effective dates: for loan applications dated on or after August 3, 2026, lenders relying on a reserve study to justify a below-15% budget must show the operating budget adopts the "highest recommended" reserve allocation in the study. For loan applications dated on or after January 4, 2027, the minimum reserve allocation in the annual budget rises from 10% to 15% of annual budgeted income across the board. Fall below 15% — without the reserve-study alternative compliance path — and Fannie will not buy mortgages on units in the building, collapsing sale liquidity. The roof line is often the largest single driver of the 15% threshold. The blacklist mechanics are covered separately.
When reserves aren't enough: the funding waterfall
Most boards facing a roof replacement do not have the full project cost sitting in reserves. The funding waterfall below is the practical sequence FL community-association counsel and lenders recommend.
1. Reserves first. If the SIRS roof line is funded, draw it down. Board action under FS 718.112(2)(f) and (g) governs; no owner vote required.
2. HOA loan for the gap. Active FL community-association lenders in 2026 include BankUnited, City National Bank of Florida, Amerant Bank, Alliance Association Bank, Popular Association Banking, and Seacoast Bank. Typical 2026 fixed rates: 5 to 7 percent for well-capitalized associations with low delinquency; 7 to 9 percent for weaker borrowers. Terms 5 to 15 years (10-year is most common for roof). Collateral is an assignment of assessment rights — the lender takes a security interest in the association's right to levy and collect a special assessment dedicated to debt service, not a mortgage on the building. Lenders will finance up to 100% of project cost for approved capital projects. The HOA loan mechanics and the loan-packaging steps cover this in detail.
3. Special assessment for the part owners can absorb up front. Levied by the board under FS 718.116. A board meeting at which a special assessment will be considered requires a 14-day notice posted on association property and mailed (or hand-delivered) to all unit owners, identifying the special assessment as an agenda item (FS 718.112(2)(c)1). Unpaid assessments attach as a lien against the unit; the association can foreclose under FS 718.116. The special-assessment mechanics are covered separately.
4. My Safe Florida Condo Pilot grant (if eligible). Statutory authority at FS 215.55871, administered by the FL Department of Financial Services. Eligibility: 3 or more stories, at least 2 residential units, within 15 miles of the coast. (There is no "pre-2009 built" requirement and no "primary residences only" requirement — both appear in some secondary sources but are not in the program rules.) Match: 2-to-1 state match (state pays $2 per $1 the association spends), maximum $175,000 per association. Per-unit subcaps: up to $1,000/unit for roof projects and up to $1,500/unit for opening protection, each up to 50% of project cost. Process: free wind-mitigation inspection (state-paid) → board reviews recommendations → board approves scope → application submitted by email to condopilot@myfloridacfo.com. The 2026-2027 state budget reappropriated over $405 million in unused funds across the MSFH and MSFC programs combined. The full grant program walkthrough covers process and timing.
The hybrid that works. The most common 2026 pattern on a $1 to $3 million condo roof project is approximately 30 to 40 percent special assessment + 60 to 70 percent loan. This gives cash-rich owners the option to pay their pro-rata share up front and avoid interest, while letting cash-constrained owners spread the burden over the 10-year loan term. The MSFC grant, if eligible, layers on top — reducing whichever piece the board chooses.
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Insurance: how a new roof reshapes your master policy
A new roof is one of the highest-ROI changes a FL condo board can make to the master insurance premium. Three layers drive the math: the underwriting decision (will the carrier bind at all), the mitigation discounts on the policy itself, and the claim mechanics on any future loss.
Underwriting: roof age controls renewal. Citizens Property Insurance requires documentation of full roof replacement for risks with roofs older than 25 years for asphalt shingle (or "other" coverings) and older than 50 years for tile, slate, concrete, or metal. Citizens will non-renew if these are not satisfied, unless a certified roof inspection shows 5 years of remaining useful life (Citizens caps that field at 5 regardless of inspector finding — so 5 is the effective ceiling). Most private carriers follow similar age rules. FS 627.7011 (the "15-year rule") prohibits an insurer from refusing to issue or renew solely because a roof is under 15 years old; once a roof is 15+, insurers may require a condition inspection and certification.
Mitigation credits on the OIR-B1-1802 form (updated April 1, 2026). FS 627.0629 requires FL insurers to offer discounts for verified hurricane-mitigation features. The credits stack across seven categories:
- Roof shape — hip discount substantially exceeds gable
- Roof-to-deck attachment — ratings A through F; F (clips + structural panels) is the largest single discount
- Roof covering material — FBC 2001+ rated covering gets the discount; pre-2001 does not
- Secondary water resistance — self-adhered polymer-modified bitumen tape over deck joints, full-deck membrane, or closed-cell SPF
- Roof-to-wall connection — toe-nails / clips / single wrap / double wrap (double wrap is largest)
- Opening protection — hurricane shutters or impact glass on all openings
- Building code year — post-2001 main construction vs pre-2001
The full stack on a properly hardened FL condo commonly removes 20 to 45 percent of the hurricane-premium portion of the master policy, with well-positioned hardened buildings seeing more. Note: that is a percentage of the hurricane portion, not of total premium. Application of credits on commercial-residential master policies also varies by carrier — the credits flow more cleanly on individual HO-3 policies. The full insurance-premium playbook walks through the math.
Claim mechanics: ACV vs RCV holdback. Master policies are written at replacement cost value (RCV) per FS 718.111(11)(a). At claim time, however, the carrier first pays actual cash value (replacement cost minus depreciation), then releases the "withheld depreciation" only after repairs are completed and invoices submitted. This is the cash-flow trap: the association must fund the gap between the ACV check and the full RCV cost before the holdback is released. Florida Insurance Guaranty Association v. Somerset HOA (Fla. 4th DCA 2011) is still the controlling FL law on RCV holdback. Two 2025 1st DCA decisions tightened the framework further: Bailetti v. Universal P&C (Oct. 8, 2025) held that once the insurer pays its ACV estimate, the insured carries the burden of producing a competing estimate before filing the breach-of-contract action. Courts will reject premature breach claims filed without that competing estimate. Clark v. Homeowners Choice (March 19, 2025) enforced strict compliance with post-loss duties (notice, documentation, mitigation, sworn proof) as conditions precedent to coverage.
The matching-cap trap. FL law has a "matching doctrine" — when adjoining undamaged materials don't reasonably match replacement materials, the carrier owes the cost of matching. The statute (FS 626.9744) was written for homeowner policies, and courts have held it does not apply directly to condo master policies (which are "commercial residential"). But carriers commonly write matching-cap endorsements into master policies that import the doctrine contractually — typically capping matching coverage at 1% of Coverage A limit (i.e., $5,000 on a $500,000 dwelling line). Before binding any 2026 master policy, read the form for an explicit matching-cap endorsement — many include one.
The notice-of-loss window. FS 627.70132 requires notice within 1 year of the date of loss; supplemental and reopened claims must be brought within 18 months. Roof damage from a named storm starts the clock at NOAA-verified landfall. The post-storm claim playbook covers the 1st-72-hour mitigation duty, the sworn-proof process, and when to engage a public adjuster vs counsel.
Procurement: scoping, contractor selection, contract terms
The procurement layer is where most FL condo roof projects go off the rails. Eight discrete steps the board (with the manager and counsel) must run in sequence.
1. Engage an engineer-of-record or roof consultant. A licensed FL engineer or roof consultant scopes the project, drafts the bid documents, observes the work, and signs off on close-out. This is the single highest-leverage spend on the project. FS 718.3026 exempts professional services (engineer, architect, attorney, accountant, CAM, landscape architect) from competitive bidding — the board can select the engineer by interview and negotiation.
2. Draft the RFP with scope, NOA requirements, warranty terms. The engineer drafts. Required content: detailed scope (tear-off vs overlay, deck inspection, tapered insulation, secondary water barrier, fastener schedule, perimeter and parapet details), required NOAs by product (Miami-Dade for HVHZ buildings), warranty requirements (manufacturer no-dollar-limit or NDL with documented annual inspection; contractor workmanship 2 to 5 years), insurance and bonding requirements, payment schedule, retainage, change-order process, project timeline, and resident-impact protocol.
3. Solicit minimum three bids on identical scope. FS 718.3026 requires competitive bidding for any contract exceeding 5% of the total annual budget (including reserves) — almost any condo roof project crosses this threshold. The statute requires "competitive bids" (interpreted by counsel as at least two for identical scope), but practical board best practice is 3 to 5 bids. The board is not required to take the lowest bid — document the reasoning in minutes when the lowest is rejected.
4. Verify each bidder's DBPR license and insurance. Florida certified roofing contractor (CCC#######) state license can work anywhere in FL. Status must read "Current, Active" at MyFloridaLicense.com. Anything else (Delinquent, Suspended, Revoked, Expired) disqualifies. Require a Certificate of Insurance naming the association as additional insured: General Liability $2M minimum per occurrence ($5M+ on high-rise), Workers' Comp at statutory limits, Commercial Auto $1M minimum. Verify FRSA (Florida Roofing & Sheet Metal Contractors Association) membership as a reputation signal. Call three named-association references for each bidder.
5. Run conflict-of-interest disclosure and bid leveling. Under HB 1203 (2024), written conflict-of-interest disclosure is required at least 14 days before a vote on a related contract, and FS 720.3033's kickback provision — mirrored for condos at FS 718.111(1) — makes accepting anything of value from a vendor a third-degree felony with mandatory removal. Document each director's vendor relationships in writing; abstain from votes where a conflict exists.
6. Sign a contract with proper payment and bonding terms. FS 489.126 caps contractor deposits at 10% of the contract value; taking more than 10% triggers strict statutory duties (permit within 30 days, work started within 90 days of permits) or it can be charged as theft (graded by dollar amount from first-degree misdemeanor to first-degree felony). Industry custom on association work is 5 to 10% mobilization, progress draws tied to inspection milestones, and 10% retainage to final acceptance. A performance bond is recommended for projects above $250,000.
7. Avoid the FS 489.147 deductible-waiver trap. FS 489.147 makes it a third-degree felony for a contractor to knowingly pay, waive, or rebate an insurance deductible with intent to defraud. Merely offering it is a regulatory violation (fines up to $10,000 per violation), not a felony — but either should disqualify the bidder. The statute also requires specific disclosure language on every roofing contract; missing disclosure makes the contract voidable within 10 days. Any contractor proposing to "waive the deductible" or "match the insurance estimate" is disqualified on the spot.
8. Pull contractor-pull permits, never owner-pull. Owner-pulled permits shift liability to the association as "owner-builder," void most manufacturer system warranties (NDL warranties require licensed contractor of record), and disqualify many GAF, Carlisle, and Sika authorized programs. The contractor pulls the permit on every job.
Named FL contractors with documented community-association portfolios include Crowther Roofing & Cooling (Fort Myers), Advanced Roofing Inc. (Fort Lauderdale), Latite Roofing & Waterproofing (multiple FL offices), Kelly Roofing (Naples), Best Roofing (Pompano Beach), and CFS Roofing (Fort Myers). The vendor-contracts playbook covers the contract terms and bidding mechanics in more depth.
Project execution: noise, access, and owner communication
Once the contract is signed, the board's role shifts from procurement to project management. Three rhythms run in parallel.
The weekly walkthrough. The board's project liaison (typically the treasurer or vice president, paired with the CAM) walks the roof with the project manager weekly. Photograph deck conditions, fastener patterns, flashings, and any unforeseen damage. The walkthrough creates the contemporaneous record that resolves change-order disputes and supports any subsequent insurance claim. Boards that skip this and trust the contractor's photo log discover deck rot at the final invoice.
The resident communication cadence. Three touchpoints: T-30 days (project announcement, scope, schedule, contractor name); T-7 days (detailed weekly schedule, parking changes, noise hours typically 7am to 6pm, balcony and lanai restrictions, debris-fall safety zones); daily (posted location map in the lobby plus email or app push). The single highest-leverage move is publishing the noise-hours and balcony-restriction rules in advance — resident frustration spikes on day one if these are not pre-communicated.
The change-order protocol. Define authority in writing at contract signing. Typical structure: the CAM can approve up to a small threshold ($5,000 to $10,000); the board president or treasurer to a mid threshold ($10,000 to $25,000); full board vote required above that. Anything that materially changes scope (different product, different system, different schedule) re-opens the FS 718.3026 5% test and may require re-bidding. Change-order frequency on FL condo roof projects (industry rule of thumb): 3 to 8% of contract value on simple jobs, 10 to 15% on pre-1985 buildings.
Hurricane-season scheduling. FL hurricane season runs June 1 through November 30. Best windows for roof projects are January through May and late November to December. If the project must span hurricane season, the contract must require daily dry-in (the roof closed against weather at the end of each work day) and a named-storm protocol with phased tear-off zones (never tear off more than can be dried in within 48 hours). The full hurricane-season operational checklist covers parallel board responsibilities during an active project.
The pre-mobilization board checklist
Walk this list in board meeting and record completion in minutes before the contractor mobilizes. If any line is incomplete, do not authorize mobilization.
- Engineer or roof consultant engaged, scope and specifications signed and dated
- SIRS roof line referenced, current condition report attached to the project file
- Original roof permit date verified (pre or post March 1, 2009) for 25% rule analysis
- At least 3 bids received on identical scope; lowest-not-selected reasoning documented if applicable
- DBPR CCC license verified Current/Active for the awarded contractor
- Certificate of Insurance on file listing association as additional insured
- Three association references contacted and notes in file
- Funding plan approved (reserves + loan + assessment + MSFC if eligible)
- Special assessment notice mailed and posted at least 14 days before approving the assessment (FS 718.112(2)(c)1) if used
- Loan commitment letter in file if loan is part of plan
- Master insurance broker notified with project scope and timeline; renewal-quote implications scoped
- Wind mitigation form OIR-B1-1802 path identified for post-completion update
- Contract signed with FS 489.147 disclosure language, FS 489.126-compliant deposit structure, performance bond if > $250K
- Permit pulled by contractor (never owner-pull); NOA file complete for HVHZ buildings
- Resident communication T-30, T-7 already sent; daily-update mechanism in place
- Change-order authority matrix documented and circulated to manager and contractor
The boards that run this checklist end up with a finished roof, a defensible board record, an insurance premium reduction at renewal, and a SIRS line that no longer dominates the budget. The boards that skip steps end up with cost overruns, FS 489.147 contract voidability, a deck-rot surprise three weeks in, and a top-floor unit owner threatening to sue. The price of running the project carefully is the price of running it once. The price of running it sloppily is running it again in five years.
Frequently asked questions
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