Consumer guide · FloridaUpdated July 2026
Read the Quote Before You Sign It
Three quotes that can't be compared are worth less than one you actually understand. Here's every line a complete Florida roofing quote contains — and what its absence tells you.
The line-item checklist
| Line item | What complete looks like | If it's missing |
|---|---|---|
| Tear-off | Number of existing layers, disposal included | "Overlay" bids hide decking problems and can void warranties |
| Decking repair | Per-sheet price stated up front (priced after tear-off) | Open-ended change orders later |
| Underlayment | Type named — Florida re-roofs require a sealed/secondary water barrier per FBC | Code-minimum ambiguity; ask which product |
| Drip edge & flashing | New metal, valleys and penetrations itemized | Reused flashing = future leak points |
| Ventilation | Ridge/off-ridge vents specified | Shortened shingle life in Florida heat |
| Fasteners & attachment | Ring-shank nails / enhanced schedule (wind-mitigation credit) | You lose insurance discounts you paid for |
| Permit & inspections | Permit fee as its own line, pulled by the contractor | "Owner pulls permit" shifts liability to you — refuse |
| Warranty | Manufacturer (material, years) separate from workmanship (years) | "Lifetime" with no split is marketing |
| Payment schedule | Small deposit, progress payments, final on passed inspection | Big cash deposit = storm-chaser pattern |
Verify the company in 5 minutes
- License: Florida roofing requires a DBPR-issued license (CCC number) — verify at MyFloridaLicense.com, not on the truck door.
- Insurance: ask for certificates of general liability and workers' comp naming you as certificate holder — a real company's insurer emails them same-day.
- Deposit law: more than 10% down obligates the contractor to apply for permits within 30 days and start within 90 days of issuance (s. 489.126, F.S.). Put the statute in the contract.
- Deductible "help": waiving/absorbing an insurance deductible is fraud in Florida — for both of you. See the claim guide.
Compare apples to apples
Normalize every bid to the same scope: same material line (our calculator shows your city's per-square-foot range by material), same underlayment class, tear-off included, permit included, decking rate stated. The cheapest number usually got cheap by deleting a row from the table above. A bid 30%+ under your city's range on the cost index is not a bargain — it's a missing scope item or a company that won't exist at warranty time.
FAQ
How many quotes should I get?
Three itemized quotes from licensed local contractors is the working standard — enough to see the market rate and spot the outlier, few enough to actually compare line by line.
Is the lowest bid ever the right choice?
When it's complete — same scope, licensed, insured, permit included — yes. Verify it against the checklist above and your city's range; a complete low bid is a good bid, a stripped one is a trap.
What deposit is normal in Florida?
10% or less is the safe zone — above that, s. 489.126 puts permit deadlines on the contractor, and reputable Florida roofers rarely need more before material delivery.
City guides
Martin County
St. Lucie County
Indian River County