Roof Types in South Florida: Hip vs. Gable, Tile vs. Shingle vs. Metal, and What Insurers Care About

Roof types in South Florida get judged by two groups before anyone else: insurers and buyers. Both look at the same things. They want to know the roof shape, what covers it, how it is tied to the walls, and how old it is. So if you plan to sell a home in Palm Beach County, Hobe Sound or Port St. Lucie in the next few years, your roof is one of the first things to understand. This guide covers hip versus gable shapes, tile, shingle and metal coverings, the Florida laws on roof age, and how each choice can show up in your sale.

Key takeaways

• Florida law bars an insurer from refusing to write or renew a home policy solely because the roof is under 15 years old.
• For a roof 15 years or older, a home inspection that shows at least 5 years of useful life left also blocks a refusal based only on age.
• Insurers must offer discounts for wind features such as roof shape, roof-to-wall connections and a sealed roof deck. A wind mitigation inspection on form OIR-B1-1802 documents them.
• A hip roof can earn a roof geometry credit. Gable and flat roofs do not.
• Buyers and their insurers will ask about the roof early, so gather permits, receipts and inspection reports before you list.

Why roof types in South Florida matter more than elsewhere

In most states a roof is a maintenance item. Here it also decides how easy the home is to insure. A buyer who needs a mortgage needs homeowners insurance, and the insurer will ask about the roof before it binds a policy. If coverage is hard to get, the buyer's loan can stall.

That is why roof types in South Florida come up so early in a sale. Buyers' agents ask about roof age in the first conversation. Then, during the inspection period, the buyer's insurer may ask for a four-point inspection or a wind mitigation report. Our guide to selling an older Florida home covers that inspection stage in more detail.

Hip vs. gable: roof types in South Florida by shape

Shape is the first thing an inspector notes. It is also one of the few roof features you can't change without a major rebuild. So it pays to know what you have.

Hip roofs

A hip roof slopes down to the walls on all four sides. Because there is no tall flat end wall, wind has less to push against. On the state wind mitigation form, a roof counts as hip only if any non-hip features, such as a small gable over a porch, make up no more than 10 percent of the total roof perimeter. A roof that meets that test can earn a roof geometry credit on the wind portion of the premium.

Gable roofs

A gable roof has two sloped sides that meet at a ridge, with a triangle-shaped wall at each end. Those end walls catch wind, and the overhangs at the ends can lift in a storm. As a result, a gable roof does not earn the geometry credit. Many older homes in the area have gables, and plenty of them insure fine. They just miss that one discount.

Flat and mixed roofs

Some homes have a flat section over a porch or an addition. Others combine hip and gable sections. In those cases the inspector measures the share of each type along the perimeter. If the non-hip share is over the 10 percent limit, the home is classed as "other" for geometry and gets no credit for shape.

Tile, shingle and metal roof types in South Florida

The covering is the layer you see. In South Florida you will mostly find concrete or clay tile, asphalt shingle and standing seam or panel metal. Each one has trade-offs in price, weight, look and upkeep. We did not find a reliable public source for local installed costs by material, so get at least three written bids from licensed roofers. The state's My Safe Florida Home program gives that same advice for its grant work.

Concrete and clay tile

Tile is the classic look across Boca Raton, Wellington and much of Palm Beach County. It is heavy, so the frame has to carry it. Tile can last a long time, but the underlayment beneath it wears out sooner than the tile itself. Because of that, a tile roof that looks fine from the street can still need work underneath. Ask a roofer to check the underlayment and any cracked or loose tiles.

Asphalt shingle

Shingle roofs usually cost less to install than tile or metal. They are lighter and quicker to replace. However, shingles tend to age faster in the Florida sun, so the roof hits the 15 year mark sooner in its life cycle. That matters for insurance, as the next section explains. Shingles also come in different wind ratings, so keep the product label or the permit record.

Metal

Metal roofs are light and shed water quickly. Many buyers see them as a plus. They usually cost more up front than shingle. Also, the panels and fasteners must match the product approval for your wind zone. Keep the permit, the product approval number and the installer's paperwork, because an inspector may ask for them.

What insurers care about on roof types in South Florida

Insurers do not rate a roof only on looks. They focus on four items: age, condition, shape and how well the roof holds on in high wind. The first two decide whether you can get a policy. The last two drive the discounts.

Roof age and Florida's 15 year rule

Florida Statutes section 627.7011 sets the ground rules. An insurer may not refuse to issue or renew a homeowner's policy solely because of the age of a roof that is less than 15 years old. For a roof that is 15 years or older, the law gives the homeowner the right to an inspection before the insurer can require a new roof.

If that inspection shows the roof has 5 years or more of useful life left, the insurer may not refuse the policy solely because of roof age. The homeowner pays for the inspection. Licensed home inspectors, building code inspectors, contractors, engineers and architects are among the people who can sign off.

Keep in mind what "solely" means. An insurer can still look at condition, leaks or damage. So an old roof in poor shape can still be a problem, even under this law.

Roof-to-wall connections and the wind form

Florida Statutes section 627.0629 requires insurers to include actuarially reasonable discounts or credits for wind features. The list includes roof strength, roof covering performance and roof-to-wall connections, plus opening protection. To claim them, you need a wind mitigation inspection on the state form, OIR-B1-1802.

The form ranks roof-to-wall connections from weakest to strongest. Toenails come first, then clips, then single wraps and finally double wraps. Clips and straps tie the roof frame to the walls, so the roof is less likely to peel off in a storm. A newer version of the form, Rev. 04/26, became mandatory on April 1, 2026.

Secondary water resistance and the roof deck

The form also asks how the roof deck is attached and whether there is a secondary water barrier. These features help keep water out if the covering blows off. When a roof is replaced, ask your roofer which of these upgrades come with the job and what they would add. Then make sure a new wind mitigation report captures them.

Repairs and the 25 percent rule for older roof types in South Florida

Florida used to require a full code upgrade when more than 25 percent of a roof was repaired or replaced in a 12 month period. In 2022 the Legislature changed that in section 553.844. Now, if a roof was built, repaired or replaced under the 2007 Florida Building Code or a later edition, only the part being worked on must meet the current code.

For a seller, that means storm damage on a newer roof may not force a full replacement. An older roof built before the 2007 code is a different story. In that case the old rule can still push a large repair into a full replacement. Ask a licensed roofer which side of that line your roof falls on.

How roof types in South Florida affect your sale

A roof shapes three parts of a sale: the price buyers will pay, the pool of buyers who can close, and the terms they ask for. A newer roof with good wind features makes the home easier to insure. An older roof can still sell, but it often brings questions.

Newer roof: lead with it

If your roof is under 15 years old, put the install year in the listing and keep the permit handy. Add a current wind mitigation report if you have one. That way the buyer's agent can get an insurance quote early. Our guide to marketing your home shows where details like this belong.

Older roof: get facts before buyers do

If your roof is 15 years or older, think about ordering a roof inspection before you list. If it shows 5 or more years of life left, that report can help the buyer's insurer say yes. When it shows the roof is near the end, you can choose to replace it, offer a credit, or price the home with the roof in mind. Each path has a cost, and the right one depends on your timing and your buyer pool.

Replace, credit or price it in?

Replacing before you list removes the question, but you pay for it up front. A credit lets the buyer pick the roof, though some lenders limit credits. Pricing it in can attract cash buyers and investors, who tend to ask for a bigger discount. Our home value report can show how homes near you with older and newer roofs have sold.

Grants that help upgrade roof types in South Florida

The state's My Safe Florida Home program offers free wind mitigation inspections to eligible homeowners. It has also offered grants of up to $10,000 for approved work, such as roof-to-deck attachment, roof-to-wall connections, secondary water resistance and impact windows. Funding depends on the Legislature, and the program site says it is collecting contact details while new rounds are considered. So check the site before you plan a project around it.

Frequently asked questions

Which roof types in South Florida get insurance discounts?

A hip roof can earn a roof geometry credit if non-hip features are no more than 10 percent of the perimeter. Clips, single wraps and double wraps for roof-to-wall connections, plus a sealed roof deck, can also earn credits. A wind mitigation inspection documents each one.

Can my insurer drop me because my roof is old?

Not solely for age if the roof is under 15 years old. For an older roof, an inspection that shows at least 5 years of useful life left also blocks a refusal based only on age. Insurers can still act on condition or damage.

Which of the roof types in South Florida is best, tile or shingle?

Neither is better for every home. Tile is heavy and its underlayment needs attention. Shingle costs less but tends to age faster in the sun. Metal is light and durable, but usually costs more up front. Get bids and compare them.

Should I replace my roof before I sell?

It depends on age, condition and your buyer pool. Start with a roof inspection and a wind mitigation report. Then compare the cost of a new roof with a credit or a price adjustment. A listing agent can show you how local buyers have reacted to each.

What is a wind mitigation inspection?

It is an inspection on Florida form OIR-B1-1802. It records roof shape, roof covering, deck attachment, roof-to-wall connections, secondary water resistance and opening protection. Insurers use it to set wind discounts.

Sources

• Florida Statutes, section 627.7011 (roof age)
• Florida Statutes, section 627.0629 (wind mitigation discounts)
• Florida Statutes, section 553.844 (roof repair and replacement)
• Citizens Property Insurance, Wind loss mitigation guide for form OIR-B1-1802 (Rev. 04/26)
• Simpson Strong-Tie, Florida OIR-B1-1802 form (Rev. 04/26)
• My Safe Florida Home program

Thinking about selling with an older roof? We can help you weigh replacing, crediting or pricing it in, using real local sales. Get a free home value report or talk with a listing agent. Buying instead? Ask us what to check on a roof before you make an offer.