Summary:
What changed in Florida's 2024 Building Code for roofing
The 8th edition of the Florida Building Code started in December 2023 and continues into the first six months of 2024, part of a periodic update that takes place every three years. But this isn’t your typical routine update.
The 8th edition features significant changes impacting building construction, design, and roofing. The modifications target critical areas that directly affect how roof replacements must be handled in Broward County.
The Code addresses aspects like nail penetration and underlayment to enhance roof longevity and performance. These technical changes mean contractors must adjust their installation methods to stay compliant.
How the 25% roof replacement rule changed
One of the most significant updates involves what’s known as the 25% rule. The Florida Building Code updated the 25% roof replacement rule, eliminating it in specific situations due to the enactment of SB-4D in May 2022. The 25% rule previously stated roof replacements are necessary if there is damage to more than 25% of the surface.
This change creates a two-tier system based on when your roof was built. Roofs built after March 2009 likely feature compliance with the 2007 edition of the Florida Building Code. The changes require homeowners to repair the damaged section of their roof instead of replacing it if there is damage exceeding 25%. Homes built before March 2009, with no prior roof replacement, are still under the last 25% rule. Therefore, they must undergo a complete roof replacement if they experience damage exceeding 25% of the total surface area.
The practical impact is substantial. If your roof was built or replaced after March 2009 and meets current code requirements, insurance companies now have more flexibility in how they handle claims. The Code offers a more pragmatic and practical approach to roof construction and maintenance by repairing affected roof segments rather than replacing the entire system. This change benefits both the building industry and homeowners in Florida, who will benefit from a reinforced hurricane-proof roofing structure that prevents damage, thereby ensuring long-term durability and compliance.
However, this flexibility comes with a catch. Your roof must already be compliant with modern building codes to qualify for this exception. If it’s not, you’re back to full replacement requirements when damage exceeds the 25% threshold.
New nail penetration and underlayment requirements
One of the most significant updates involves what’s known as the 25% rule. The Florida Building Code updated the 25% roof replacement rule, eliminating it in specific situations due to the enactment of SB-4D in May 2022. The 25% rule previously stated roof replacements are necessary if there is damage to more than 25% of the surface.
This change creates a two-tier system based on when your roof was built. Roofs built after March 2009 likely feature compliance with the 2007 edition of the Florida Building Code. The changes require homeowners to repair the damaged section of their roof instead of replacing it if there is damage exceeding 25%. Homes built before March 2009, with no prior roof replacement, are still under the last 25% rule. Therefore, they must undergo a complete roof replacement if they experience damage exceeding 25% of the total surface area.
The practical impact is substantial. If your roof was built or replaced after March 2009 and meets current code requirements, insurance companies now have more flexibility in how they handle claims. The Code offers a more pragmatic and practical approach to roof construction and maintenance by repairing affected roof segments rather than replacing the entire system. This change benefits both the building industry and homeowners in Florida, who will benefit from a reinforced hurricane-proof roofing structure that prevents damage, thereby ensuring long-term durability and compliance.
However, this flexibility comes with a catch. Your roof must already be compliant with modern building codes to qualify for this exception. If it’s not, you’re back to full replacement requirements when damage exceeds the 25% threshold.
HVHZ requirements and Broward County specifics
Broward County sits squarely within Florida’s High-Velocity Hurricane Zone, which means additional requirements that go beyond the standard building code. For properties in High-Velocity Hurricane Zones (HVHZ), the code requires additional measures to withstand extreme weather conditions. Roofing systems must be designed and installed to resist uplift and provide superior protection against hurricanes and storms. Property managers in these zones must work closely with contractors to ensure compliance with these stringent requirements.
The permit process in Broward County requires specific documentation that many contractors overlook. On December 31, 2023, the building code for Broward County changed from the 2020 Florida Building Code 7th Edition to the 2023 Florida Building Code 8th Edition with High Velocity Hurricane Zone Requirements. The High Velocity Hurricane Zone Uniform Permit Application form is required for every permit issued.
This isn’t optional paperwork. All roofing work shall be in accordance with Dade County Notices of Acceptance and Roof Application Standards (R.A.S.) Other components such as roof vents and skylights must have Notice of Acceptance.
What the HVHZ permit process requires
The HVHZ permit application process is more complex than standard roofing permits. The uniform roofing permit application form requires specific sections based on roof type, with attachments including Fire Directory Listing Page and Product Approval documentation including Front Page and Specific System Description.
Understanding which sections apply to your project is crucial. Different roof types require different documentation sections. For example, low slope applications need sections A, B, and C, while asphaltic shingles require sections A, B, and D. Missing the right sections or attachments can delay your permit approval.
It is the responsibility of the roofing contractor to provide the owner with the required roofing permit, and to explain to the owner the content of this section. The provisions of Chapter 15 of the Florida Building Code, Building govern the minimum requirements and standards of the industry for roofing system installations. Additionally, the following items should be addressed as part of the agreement between the owner and the contractor.
The permit process also includes specific owner notifications that must be completed. The workmanship provisions are for the purpose of providing that the roofing system meets the wind resistance and water intrusion performance standards. Aesthetics (appearance) are not a consideration with respect to workmanship provisions. This means inspectors focus on performance and code compliance, not how the finished roof looks.
One critical requirement that catches many homeowners off guard involves existing roof decking. When replacing roofing, the existing wood roof deck may have to be renailed in accordance with the current provisions of Chapter 16 (High Velocity Hurricane Zones) of the Florida Building Code, Building. (The roof deck is usually concealed prior to removing the existing roof system).
Common compliance issues that cause delays
Several specific issues consistently cause problems during the inspection process in Broward County. Understanding these ahead of time can save you from costly delays and rework.
Product approval documentation is non-negotiable. All roofing components, roofing systems and roofing assemblies shall have a valid and current Product Approval. In the event that the manufacturers published literature or instructions are in conflict with those of the Product Approval, the Product Approval shall prevail. Roofing assemblies detailed in the Product Approval shall be installed in strict compliance with the method of application set forth in such Product Approval.
This means your contractor can’t just use any materials they prefer. Every component must have proper approval documentation, and installation must follow those specific approved methods exactly.
Another common issue involves fire ratings in certain areas. In jurisdictions requiring Class A fire ratings, including but not limited to Miami-Dade and Broward Counties, roof replacement permits may require submission of UL Class A listings. Polyglass’ Solution to achieve a Class A Fire Rating: UL Listing R25992 “Other System” allows specific underlayment configurations.
The inspection process itself has become more rigorous. For re-roofs, roof sheathing to be re-nailed per FBC 2322.2.8. You will need to purchase a copy of the 2023 Florida Building Code 8th Edition and “Test Protocols for High Velocity Hurricane Zones” to understand all requirements.
Many contractors try to work from memory or outdated information, but the recent changes mean staying current with documentation is essential. What passed inspection last year might not meet this year’s requirements.
How to ensure your roof replacement stays compliant
The key to navigating these code changes successfully lies in working with contractors who stay current with evolving requirements. Roofing contractors and homeowners need to be aware of the changes to the Florida Building Code in 2024. Roofs must be completely replaced or repaired in compliance with these changes. The discontinuation of the 25% roof replacement rule in specific situations makes it essential to promptly follow the latest regulation changes.
Your contractor should be able to explain how the changes affect your specific project and provide documentation showing they understand current requirements. They should also handle all permit applications and ensure proper inspections are scheduled at the right stages of work.
Remember that these regulations exist for good reasons. These changes aim to enhance safety, improve building performance, and streamline roofing practices across the state. For property managers, understanding the implications of these new regulations is critical for maintaining compliance and ensuring the longevity of roofing systems.
When you’re ready to move forward with your roof replacement, choose a contractor with deep local experience and a proven track record of navigating Broward County’s requirements successfully. At Aastro Roofing Company, we bring four generations of experience and comprehensive understanding of Florida’s evolving building codes to ensure your project meets all current standards without delays or complications.
