Southeast Florida roof replacement cost in 2026: Broward and Palm Beach

This page covers Broward and Palm Beach counties (ZIP codes starting 333 and 334, and the Broward part of 330). Miami-Dade County is not covered. It is also in the High-Velocity Hurricane Zone, but our cost model and permit research do not extend to it; we use its permit records only as price evidence below. For statewide prices, see the Florida roof replacement cost guide.

What does a new roof cost in Broward and Palm Beach?

The table runs our cost model for one example house in each county: a single-story home with a 2,000 sq ft roof footprint and a medium (5–6/12) pitch, about 23.9 squares of roof surface. A square is 100 sq ft. Broward prices include the HVHZ factor of ×1.20 (range ×1.10 to ×1.30).

For your own roof size, pitch and material, use the roof replacement cost calculator.

Why does a roof cost more in the HVHZ?

Florida's High-Velocity Hurricane Zone covers only Broward and Miami-Dade. There the building code sets a countywide design wind speed instead of using the map: 170 mph in Broward for homes (Risk Category II). Roofing follows the HVHZ chapters of the Florida Building Code (sections 1512–1525) and their test protocols, which adds steps at every stage:

• Products: roofing products need a Miami-Dade Notice of Acceptance (NOA), or a Florida Product Approval that carries HVHZ approval.
• Application: the HVHZ Uniform Roofing Permit Application, with RAS 127 or 128 calculations. Fort Lauderdale also asks for an asbestos statement and a rooftop equipment affidavit.
• Installation: shingles need an 8-inch adhesive bed at eaves and rakes (FBC 1518.7.3.3), and underlayment follows FBC 1518.2.
• Deck re-nailing and tin-cap inspection: in Fort Lauderdale, a Water Barrier/Sheathing Renailing Affidavit (8d ring-shank nails at 6 inches on center) must be on site before the tin-cap inspection of the underlayment.

How much more does it cost? Miami-Dade's re-roof permits (single-family, October 2024 to October 2026) show a median declared value of $6.96 per sq ft for shingle (n=641), against $5.43 per sq ft in Cape Coral permits that state roof size (n=61). That is a ratio of about 1.28. Our model tempers it to ×1.20, because the Cape Coral sample is small and declared values are self-reported. Miami-Dade's medians for other materials were $11.20 per sq ft for tile (n=836), $12.12 for metal (n=1,513) and $8.99 for flat roofs (n=2,308).

Is Palm Beach County in the HVHZ?

No. Palm Beach has design wind speeds of 168–169 mph at Boca Raton and West Palm Beach city halls, close to Broward's 170 mph, but it is outside the HVHZ. By our reading of the code structure, standard Florida Product Approval is enough there and a Miami-Dade NOA is not required. You can look up products in the Florida Product Approval database. Wind-borne debris rules still apply: the county says all of unincorporated Palm Beach County is in the wind-borne debris region.

Permit fees, wind speeds and inspections by jurisdiction

Wind speed varies within Palm Beach County by many mph. The building department's adopted value for your address governs the permit, so confirm the site-specific number with them; Palm Beach County also has a parcel lookup on its wind speed maps page.

What the permit process looks like

• Fort Lauderdale permits are digital only. The checklist asks for a Notice of Commencement on jobs of $5,000 or more, Miami-Dade NOAs, and, for homes valued at $300,000 or more, the property appraiser's value and a Hurricane Mitigation Affidavit. After HB 803, the city collects fees at submittal.
• Broward County uses a uniform building permit application; owner-builders sign their affidavit in front of staff, and a certified copy of the Notice of Commencement is needed on jobs of $5,000 or more.
• Palm Beach County uses Reroofing Forms 100 (shingle) and 300 (metal) and keeps NOAs or approvals on site.
• West Palm Beach has no roofing affidavit or roof package. The recorded Notice of Commencement is emailed to the city, and owner-builders apply in person at 401 Clematis St.

Under HB 803, single-family work under $7,500 can be exempt from permits outside flood hazard areas; whether a small re-roof qualifies is unverified here, so ask first. Check any contractor on the state DBPR license lookup.

How old are Broward and Palm Beach homes, and why does it matter?

• Deck re-nailing. With 85% of Broward homes built before 2000, many re-roofs there start on a deck nailed before the Florida Building Code. Fort Lauderdale's re-roof checklist includes the renailing affidavit. Palm Beach County does not require re-nailing if the home was built or re-roofed after May 1, 1999. In our model, re-nailing and extra sheathing add about $1,300 to the typical Broward shingle job.
• The 25% rule. In the HVHZ it sits in FBC 1521.4; elsewhere in FBC-EB 706.1.1. Both carry the same exception from §553.844(5): if the roof was built or replaced under the 2007 Florida Building Code or later, replacing 25% or more only requires the replaced part to meet current code. Older roofs must be brought to code in full. Our roof age and insurance check shows which side your roof falls on.
• Roof-to-wall retrofit. Homes valued at $300,000 or more can need roof-to-wall connections upgraded at re-roof, capped at 15% of the re-roof cost. Palm Beach County's form applies it to homes permitted before 1987.

What storms have hit Broward and Palm Beach recently?

The 2022–2024 hurricanes that drove re-roofing on the Gulf coast hit Southeast Florida less directly. FEMA declared Individual Assistance for Palm Beach County after Ian (2022) and Milton (2024). Broward was included in the Ian, Nicole and Milton declarations without Individual Assistance; its Individual Assistance declaration came for the April 12, 2023 Fort Lauderdale flood (DR-4709). No hurricane has made direct landfall in Broward since Wilma in 2005 (unverified). For Helene's and Milton's effects on the Gulf coast, see the Tampa Bay and Southwest Florida pages.

Does roof age affect insurance here?

Yes, roof age is one of the first things Florida insurers look at. The Florida roof insurance rules guide explains the state's 15-year roof rule, Citizens' age thresholds and how roof age is counted. Your policy terms control.