Thirty of the questions homeowners actually ask, each answered in a few sentences. Claim deadlines, layer limits, cold-weather installs, and the ones where the common belief is wrong.
Hommy
July 17, 2026 · 14 min read
Short answers to the questions homeowners ask most. Where the honest answer is "it depends", this says what it depends on. Where the common belief is wrong, it says so.
The job itself
How long does a roof replacement take?
Most asphalt roofs on homes under about 3,000 square feet are done in one to two days. Big or complex rooflines run four to five days. Tile and slate can take one to two weeks, metal two to seven days.
Why do one-day jobs become two-day jobs?
Rotten decking. Nobody can see the deck until the old roof is off, so decking replacement is the most common reason the schedule and the price both move. This is why your estimate should carry a per-sheet deck rate agreed in advance.
Do I need to be home?
No. The work is outside. Crews need driveway access and an exterior outlet, and attic access only if interior inspection is in scope. Being reachable by phone matters more than being present, because a decking surprise means a change-order call.
Can I stay home with kids and pets?
You can, but plan for the tear-off day specifically. Hammering directly over your ceiling makes calls and naps difficult, and the vibration knocks things off walls. Most crews suggest moving pets to an interior room or off site while the tear-off happens.
Will they wreck my landscaping or driveway?
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The risk is real and manageable. Dumpsters and material loads can crack a driveway, and tear-off debris lands in beds. Ask in writing about dumpster placement, plywood driveway protection, tarping over shrubs, and a magnet sweep for nails.
Do I have to remove solar panels first?
Yes, they come off and go back on, and it is a real line item. Budget roughly 200 to 500 dollars per panel, so around 2,800 to 4,800 for a typical array, plus a few extra days. Use your solar installer rather than the roofer, because unqualified removal can void the solar warranty.
No, not properly. Manufacturer instructions require the deck to be dry and free of snow, frost and ice before shingles go on. Installing over a wet deck traps moisture and can void the material warranty.
What happens if it rains partway through?
The crew dries in what is open, with underlayment and tarps, and stops. A properly dried-in roof is weather-tight overnight. This is exactly why good crews tear off only what they can cover before dark instead of stripping the whole roof at once.
Who pays if my roof leaks during the replacement?
The contractor. Damage during the work is their liability, which is why verifying general liability insurance before signing matters so much. Ask the insurer or agent to send you the certificate directly rather than accepting a copy from the contractor.
Can a roof be replaced in cold weather?
Yes, but the method changes. Asphalt shingles seal using a heat-activated adhesive strip that will not bond on its own in the cold, so manufacturers require hand-sealing during prolonged cold periods. Ask specifically whether hand-sealing is included, because skipping it costs you wind coverage.
When is the best time to replace a roof?
Weather-wise, late spring through early fall. But in Texas and Florida the bigger driver is demand: after a major hail or hurricane event every local crew is booked and prices climb. Going in the off season usually buys better scheduling and better pricing.
Cost
What is a square?
One hundred square feet of roof area, a ten by ten patch. A 2,000 square foot roof is 20 squares. Most architectural shingles come three bundles to the square. Note that roof area is always bigger than your house footprint because of pitch and overhangs.
Why do quotes for the same roof vary so much?
Usually scope, not greed. Check whether each bid includes tear-off versus overlay, a decking allowance with a per-sheet price, new flashing versus reused, drip edge, ice barrier, ridge vent, permit fees, and haul-away. A cheap bid is normally missing at least two of those.
Do I get a federal tax credit for a new roof?
No. The federal 25C and 25D residential energy credits ended after December 31, 2025, and a standard roof had not qualified under 25C since tax year 2023 anyway. Any contractor still selling a roof on a federal tax credit is working from outdated information.
It depends on the cause, not the leak. Sudden accidental damage from a covered peril, like wind, hail, fire, or a falling tree, is generally covered including resulting interior damage. Leaks from age, wear, or deferred maintenance are excluded in essentially every policy.
How long do I have to file a roof claim in Florida?
One year from the date of loss for an initial or reopened claim, and 18 months for a supplemental claim. It applies to any peril, not just hurricanes. Miss it and the insurer has a complete defense no matter how valid the damage is.
How long do I have in Texas?
Two separate clocks. Your policy sets a notice deadline, often phrased as as soon as reasonably possible. Separately most Texas policies contain a contractual suit-limitation period running from the date of loss, commonly two years, and Texas courts have generally enforced these. Weather claims also require pre-suit notice before filing. Read your own policy, because the deadlines are policy terms rather than one universal rule.
How fast does my insurer have to respond?
In Florida, 60 days to pay or deny after notice of a claim, cut from 90 days in March 2023, plus a duty to respond to your communications within 7 calendar days. In Texas, 15 days to acknowledge and begin investigating, then 15 business days after receiving everything requested to accept or reject in writing, with penalties including 18 percent annual interest and attorney fees for violations.
Can a Florida insurer drop me because my roof is old?
Not on age alone if the roof is under 15 years. At 15 years or older the insurer must let you obtain an inspection at your expense first, and if that inspection shows five or more years of useful life remaining, it cannot refuse or non-renew on age alone. Since 2024, licensed roofing contractors count as authorized inspectors.
Why did my insurer only pay part of my roof?
Most likely actual cash value rather than replacement cost, meaning depreciation is withheld until the work is done and documented. In Florida an insurer may also hold the roof payment at actual cash value until it receives reasonable proof you paid your roof deductible.
What is a separate roof deductible in Florida?
An optional deductible applying only to roof losses, capped at the lesser of 2 percent of your Coverage A limit or 50 percent of the roof replacement cost. It cannot apply to hurricane losses, total losses, a tree puncturing the deck, or repairs of less than half the roof. The dollar amount has to appear on your declarations page.
Can my roofer waive my deductible?
No, and it is a crime in both states. Texas law requires the insured to pay the deductible and has made it illegal since September 2019 for a contractor to waive, rebate or absorb it. In Florida it is a third-degree felony, and contractors also cannot offer gifts, gift cards, cash or coupons in exchange for a roof inspection or a claim, with fines up to 10,000 dollars per violation.
Does a new roof lower my insurance?
Often, and roof age is one of the strongest rating factors in Texas and Florida. How much is entirely carrier-specific. There is no mandated discount, so the only reliable answer comes from asking your own carrier about your own address.
Do impact-resistant shingles guarantee a discount?
No. Class 4 means passing the UL 2218 impact test, and many carriers do offer credits, usually applied only to the dwelling portion of your premium rather than the whole bill. But the Texas Department of Insurance publishes a list of qualifying products, it does not require insurers to discount. Anyone telling you the state mandates it is wrong.
Insurance and building rules vary by state, policy, and locality, and they change. This is general information, not legal, insurance, or financial advice. Check your own policy and your local building department.
Materials and lifespan
How long does a roof actually last?
Asphalt shingles typically 20 to 30 years, with about 20 a realistic baseline in Texas and Florida heat. Metal 50 or more. Clay and concrete tile can reach a century. Climate swings this substantially: Texas hail and Florida UV and humidity both shorten asphalt life.
Does a 30-year shingle last 30 years?
No, and this is the single most common misconception in roofing. That number is a warranty term, not a service-life prediction, and the warranty usually goes prorated after the first 10 to 15 years. Real-world asphalt life commonly lands well under the number on the wrapper.
Are the black streaks damaging my roof?
No. The asphalt roofing industry trade association states there is no scientific evidence that algae damages asphalt shingles. It is cosmetic. Homeowners get upsold entire replacements over staining, so this one is worth knowing.
Is moss the same thing?
No, and this is the flip side. The same trade association says moss can be detrimental to shingle performance: it lifts and curls shingle edges, which raises blow-off risk, and in bad cases moves water sideways under the shingles leading to deck damage and leaks. Remove moss. Ignore algae.
How should a shingle roof be cleaned?
Industry guidance is a 50:50 mix of laundry-strength liquid chlorine bleach and water, sprayed on, left 15 to 20 minutes, then rinsed with low pressure. Never pressure wash asphalt shingles: it strips granules and can cause premature failure of the whole system.
Almost always for a full replacement, often not for spot repairs. Florida permits nearly all major roofing work. Texas has no statewide roofing permit, so cities and counties set their own rules and HOAs add another layer. Skipping it risks fines, a stop-work order, and trouble with a future claim if you cannot show code-compliant installation. Call your local building department, since this is genuinely local.
How many layers of shingles can I have?
Generally two. Building code does not permit a roof recover where the roof already has two or more applications of any covering, at which point a full tear-off is required. Some jurisdictions are stricter. Each layer adds roughly 200 to 250 pounds per square of dead load.
Is a second layer a good idea?
Rarely. It hides decking you cannot inspect, adds real weight, traps heat which shortens shingle life, and uses up your one remaining overlay option. It is cheaper mainly because it skips tear-off and disposal, which are also the steps that would have found your problems.
Does Florida still have the 25 percent rule?
Largely not, and this is widely misunderstood. Since May 2022 there is an exception: if the existing roof or roof section was built, repaired or replaced in compliance with the 2007 Florida Building Code or later, then even when 25 percent or more is repaired, only the repaired portion must meet current code. Local governments cannot override this.
Does my Florida roof need high-velocity hurricane construction?
Only if you are in the High Velocity Hurricane Zone, which is Miami-Dade and Broward counties only. Tampa, Orlando, Jacksonville and the Panhandle are under the standard Florida Building Code wind provisions instead. Contractors get this wrong constantly, sometimes expensively.
There is no state roofing license in Texas at all, so anyone can call themselves a roofer. Certification programs exist but are voluntary trade credentials, not licenses. What actually protects you is verifying general liability and workers compensation directly with the insurer, plus city registration where it is required. Florida is the opposite: roofing contractors are state licensed.
Can I replace my own roof?
Often legal on an owner-occupied home, rarely a good idea. You lose the manufacturer warranty, which requires compliant installation, you may fail inspection, roof falls cause serious injuries, and a self-installed roof can complicate a future insurance claim if you cannot demonstrate code compliance.
What is the difference between a manufacturer warranty and a workmanship warranty?
The manufacturer warranty covers defects in the materials. The workmanship warranty covers installation error, and comes from your contractor. Since most roof failures are installation-related, the workmanship warranty is usually the one that matters, and it is only as good as the contractor still being in business when you need it.
“Most roof failures are installation problems, not product problems. That makes the contractor the more important decision, and the workmanship warranty the more important document.”
