Hurricane season comes to vacation in South Florida every summer as reliably as Spring Breakers, but unlike tourists, these major storms can cause anxiety and fear about your property. Since 2000, Florida has weathered 19 named hurricanes and dozens more named tropical storms. The turbulent weather leaves homeowners with flooding, wind damage, and compromised roofs every year.
Once the clouds have cleared and the damage is done, you’re likely wondering “what’s next?” This blog offers you a clear guide to the critical 48 hours following a major Florida storm to help you determine the severity and total scope of what repairs your roof needs.
What We Look For First
When an Earl W. Johnston roofer arrives at your home after a storm, we start a systematic search for clues. Once gathered, we’ll be able to piece together the story of your roof’s health and future.
Our search usually begins on the ground, where spots and sags can give a quick hint to how far the storm soaked. We look out for:
- Water stains: We examine ceilings for water stains. These marks typically leave behind a brown, rust-colored ring. These stains indicate that water has bypassed the primary roofing material and the secondary water barrier.
- Rotted eaves: We check the wooden fascia boards for rot. This is common if the wood was never painted or if the paint was applied improperly, leaving the grain vulnerable to South Florida’s relentless humidity.
- Foundation damage: We look for signs of termite damage. While the bugs won’t have caused your storm-related roofing damage, existing infestations can weaken the structural integrity of the roof’s wooden deck. This damage makes it far more likely for the roof to fail under the pressure of strong winds.
Storm Damage in Different Roof Types
Once we’ve found the risks from sea-level, it’s time to get up on the roof and see the real, immediate damage. The signs change depending on the roof type and architectural style of your home.
Tile Roofs
Clay tiles are a popular choice in South Florida for the Spanish contemporary feeling and classic coastal community look. They also serve a purpose. Clay tiles never rot and are resistant to insects and salt spray from the ocean water.
During a storm, however, wind-driven debris or the sheer force of pressure changes can damage your terracotta tiles. We look for things like hairline cracks that allow salt air to reach the fasteners, or broken or completely displaced tiles that expose the underlayment.
Shingle Roofs
Shingled roofs can be found across the US thanks to their easy accessibility, affordability, and easy maintenance. Unfortunately, the lightweight structure isn’t always a good fit for a storm-heavy location.
High-Velocity Hurricane Zones (HVHZ) put immense strain on shingle adhesives. We look for:
- Puncture wounds from flying debris like palm fronds or branches.
- Lifted shingles where the seal has broken, even if the shingle is still attached.
Flat Roofs
Flat roofs are a great choice for Florida because the low- or no-pitch construction allows water and wind to run right off. But no roof is perfect, especially under hurricane conditions.
After a storm, we look for:
- Ponding water, which creates “mini-lakes” that weigh down the structure.
- Blistering, where air or moisture gets trapped under the membrane and expands in the heat.
Is Repair Enough? Florida’s Ruling
One of the most important factors in determining if your roof is salvageable is the legal requirement set by the state. Florida has some of the strictest building codes in the country.
The Florida Building Code has a 25% rule (Section 706.1.1), which mandates that if 25% or more of a roof section is repaired, replaced, or recovered within any 12-month period, the entire roof section must be replaced to meet current code.
This rule exists to prevent patchwork repairs on roofs that are nearing the end of their functional life or have been significantly weakened. If your storm damage covers a quarter of your roof’s surface area, a full replacement becomes a legal necessity to bring the home up to current safety standards.
Insurance Repairs vs Roof Replacements
You might feel like a few missing tiles or a small leak should take a simple patch, but your insurance company might disagree. That’s because insurers view roof damage through the lens of a total loss, similar to how an adjuster looks at a car after a collision.
If you were involved in a major car accident, even if only 24% of your car body is dented, the insurance company can consider it totaled because the cost to return the frame to its original safety specs outweighs the value of the repair.
Roofs are similar. Once the structural integrity is compromised by a storm, a full replacement can be the only way to keep your home safe and insurable for the next hurricane season.
The First 48-Hours: Document Everything
Home insurance can deny your claim or reduce payout if they have reason to believe the storm wasn’t what caused the roof damage. If you wait too long, insurance may classify your damage as normal wear and tear, adjusters may have more questions, and, ultimately, you may end up with the unexpected cost of a total roof replacement.
The best way to avoid this is to file your roof insurance claim within 24 to 72 hours and to document everything.
- Take photos of every room in the house, specifically focusing on the corners of ceilings and around light fixtures.
- Walk the perimeter of the property and photograph any debris found on the ground, such as granules, shingle scraps, or tile pieces.
- Capture the “rust-colored” stains as soon as they appear, as they may change shape or color as they dry.
- Keep a record of the specific date and time the storm impacts were felt at your address.
- Contact a roofing professional to get specific damage reports and estimates to send to your insurer.
Earl W. Johnston Roofing, Your Partner in the Storm
South Florida weather can be harsh. Between the corrosive salt air and the intense pressure of hurricane-force winds, your roof works harder than almost any other structural element of your home. But when things go wrong, you’re not alone.
If you’re looking for a roofing company to help you weather the storm, contact Earl W. Johnston today.
