How to Choose a Roofer in Southwest Florida (and What to Do After a Storm)

Your roof is the first thing a Southwest Florida storm tests. Sun, salt air, summer downpours and hurricane winds all wear it down, and a small leak can turn into soaked insulation, stained ceilings and mold in a closed-up house before anyone notices. If you only live here part of the year, choosing the right roofer, and knowing what to do after a storm, matters even more. This guide covers how to vet a roofing contractor, what a good contract looks like, the Florida rules that protect homeowners after storms, and how to look after a roof while you're away.

Know what kind of roof you have

Most homes in Southwest Florida have one of three roof types:

Concrete or clay tile. Common on newer homes and in many HOA communities. Tiles can crack or slip, and the underlayment beneath them does much of the waterproofing work. A tile roof can look fine from the street while the underlayment is wearing out.
Asphalt shingle. Often found on older homes, villas and some condos. Watch for missing or lifted shingles after high winds and granules collecting in gutters.
Metal. Standing seam and other metal roofs are increasingly popular. Ask about fasteners, coatings and how the panels are attached at edges, where wind uplift is strongest.

Flat or low-slope sections over lanais, garages and additions are their own category. They often need different materials and more frequent checks because water sits on them longer.

Write down your roof type, the year it was installed, who installed it, and whether a permit was finalized. Insurers often ask for this, and it helps any roofer give you a better estimate. The free My Florida Home app is a handy place to keep these notes.

Check the roofing license first

In Florida, roofing work generally must be done by a contractor licensed for roofing (or a general, building or residential contractor licensed for that scope), and replacing or substantially repairing a roof generally requires a building permit. Before you sign anything, look up the contractor by name or license number on the Florida Department of Business and Professional Regulation's license search. Check that:

The license is current and active.
The name on the license matches the business name on the estimate and contract.
The license type covers roofing work.

Some cities and counties have their own contractor registration requirements, so ask your local building department if you're unsure. Our guide on hiring a licensed contractor in Florida walks through license checks, insurance and permits in more detail.

Also ask for proof of general liability insurance and workers' compensation coverage (or a valid exemption). Roofing is dangerous work, and you don't want an injury on your property to become your problem.

Get written estimates and compare them carefully

For a replacement or a large repair, get at least two or three written estimates. A good estimate or contract should spell out:

The exact scope: full replacement or repair, square footage, which sections of the roof are included.
The materials: brand and type of tile, shingle or metal panel, plus the underlayment, flashing, vents and drip edge.
Tear-off and deck repair: whether the old roof is removed down to the deck, and how rotted or damaged decking will be handled and priced if it's found.
Permits and inspections: who pulls the permit (normally the licensed contractor) and that the job isn't finished until final inspection passes.
Warranties: the manufacturer's warranty on materials and the contractor's own workmanship warranty, each in writing, with how long they last and what voids them.
Payment schedule: how much is due up front and when the rest is due. Be wary of anyone who wants most of the money before materials arrive.
Cleanup: nail sweeps, debris removal, and protection for landscaping, pool cages and lanai screens.
Timeline: an estimated start date and what happens if weather delays the job.

If your home is in an HOA or condo association, check the rules before you choose materials. Many associations require approval of roof type and color, and condo roofs are usually the association's responsibility rather than the individual owner's.

After a storm: slow down before you sign

After a hurricane, roofers are in high demand and out-of-area crews and door-to-door salespeople show up quickly. Most are honest, but this is when homeowners are most likely to be rushed. A few protections in Florida law are worth knowing:

Contractors may not offer you incentives for a roof inspection or claim. Under section 489.147, Florida Statutes, a contractor may not offer a residential property owner a rebate, gift, gift card, cash, coupon, waiver of the insurance deductible or anything else of value in exchange for letting them inspect the roof or making an insurance claim for roof damage. Ads encouraging you to file a roof claim must also state, in readable print, that you are responsible for your deductible and that certain deductible waivers and false claims are insurance fraud.
Assignment of benefits is restricted. Under section 627.7152, Florida Statutes, post-loss benefits under residential property insurance policies issued on or after January 1, 2023 generally can't be assigned to a contractor. If anyone asks you to sign over your insurance benefits, stop and talk to your insurer first.

Other sensible steps after a storm:

Document first. Take dated photos and video of the roof (from the ground), ceilings, attic if it's safe, and any debris. Don't climb on a wet or damaged roof.
Call your insurer and ask how they want the claim handled and whether they need to inspect before permanent repairs. Temporary measures such as a tarp are generally expected to prevent further damage; keep receipts.
Verify the license of anyone who knocks on your door, even if they say they're working for neighbors.
Don't pay in full up front, and get everything in writing.

The Florida Department of Financial Services has consumer resources on insurance claims, and the state's Florida Disaster site has official recovery information after a declared storm. Our after-hurricane checklist for seasonal owners covers the rest of the house.

Wind mitigation inspections

A wind mitigation inspection documents features that help a home resist wind, such as roof covering, how the roof deck is attached, how the roof is tied to the walls, roof shape, and opening protection like shutters or impact windows. Florida insurers use this information when setting wind premiums, so an inspection after a new roof can be worth asking about. Ask your insurance agent which inspection form they accept and whether your current report is still valid.

The state's My Safe Florida Home program offers free wind mitigation inspections and grants for approved upgrades to eligible homeowners. Check their site to see whether you qualify. If you're adding opening protection at the same time, see our guide to choosing a hurricane shutter company.

Repair or replace?

A reputable roofer should be able to explain, with photos, whether your roof needs a repair or a replacement, and why. The Florida Building Code has rules about how much of an existing roof can be repaired before more of it must be brought up to current code, and those rules depend on the roof's age and construction. Ask the contractor to explain how the code applies to your roof, and if the answer affects an insurance claim, ask your insurer or local building department as well. Be cautious of a quick "you need a whole new roof" from someone you didn't call.

Tips for seasonal and absentee owners

Schedule a roof check before hurricane season and again after any named storm, especially if the roof is getting older.
Ask your home watch provider to look for ceiling stains, damp smells, debris on the roof, and fallen tiles or shingles on the ground on every visit, and to send photos after storms.
Keep gutters and downspouts clear. Clogged gutters can push water back under roof edges and into fascia.
Trim trees and palms away from the roof so fronds and limbs don't scrape tiles or fall in high winds.
Be careful with roof cleaning. Many tile and shingle manufacturers recommend low-pressure soft washing rather than high pressure. Ask any pressure washing company how they clean roofs.
Keep a roof file: permit number, contractor, warranty paperwork, inspection reports and photos. You'll want it for insurance, for a future sale, and if you need warranty work while you're up north.
Watch for mold after any leak. A wet attic in a closed house can grow mold quickly. Our guide to mold and humidity in a closed home explains what to look for.

Browse local roofing contractors in our directory, and check each company's license and insurance before you hire. Getting ready for storm season? Our hurricane prep checklist covers the rest of the house.

We list local companies by area: Fort Myers · Cape Coral · Naples · Bonita Springs · Estero · Punta Gorda · Sanibel & Marco Island.

General information only. It is not legal, insurance or engineering advice. Check with your insurer, HOA and licensed professionals.