Roof replacement for Emerald Coast homes
Florida roofing contractor since 2010. Licensed, insured and bonded. GAF Certified.
When a roof is past repair, LJB Construction & Roofing tears it off and builds a new one to the Florida Building Code. We replace shingle, metal and tile roofs on homes across the Emerald Coast, and we pull the permit.
Repair or Replace
Signs your roof needs replacing
A repair fixes one spot. A replacement makes sense when the problems are spread across the roof. These are the signs we look for:
Leaks in more than one place, or leaks that come back after a repair
Missing shingles, or shingles that are curling or cracked across large areas
Granules collecting in gutters and bare spots on the shingles
Soft or sagging areas that point to a damaged roof deck
Rust, loose fasteners or lifted panels on a metal roof
Cracked or slipped tiles across several sections of a tile roof
Water damage, like stains on ceilings or in the attic
Storm damage or wind damage across large parts of the roof
If you’re not sure, call us. We’ll inspect the roof and tell you whether it needs a repair or a replacement.
Repair or Replace
What we do when we replace a roof
A full replacement takes the roof down to the deck and builds it back up. Here’s what that covers:
Tear off
We remove the old roof covering and underlayment down to the deck.
Deck check
We replace damaged or rotted wood and fasten the deck where code requires it.
Underlayment
A new water barrier goes on to protect the deck from water.
Flashing, vents and edges
New flashing at walls, chimneys, vents and valleys, plus new drip edge. We replace roof vents and check attic ventilation.
Roof covering
Shingle, metal or tile, installed to code and the manufacturer’s instructions.
Code upgrades
Roof-to-wall connections and other upgrades when the code requires them on your home.
Cleanup and final inspection
We clear the site and schedule the final inspection with the building department.
Repair or Replace
Roof types we replace
We replace the three roof types most common on Emerald Coast homes. Each installation uses products approved for Florida.
Shingle roofing
Asphalt shingles are the most common roof on homes here. They cost less up front than metal or tile. We install them as a GAF Certified contractor.
Metal roofing
Metal lasts longer than shingles and is a common choice on coastal homes. A metal roof replacement costs more up front. We’ll walk you through the metal roofing panel options for your home.
Tile roofing
Concrete and clay tile roofs are heavy and long-lasting. A tile replacement needs a check of the deck and framing first, since tile adds weight the structure has to carry.
Certifications & Memberships
Florida code
Florida rules that affect a new roof
Florida’s building code decides more of a roof job than most homeowners expect. Here are the three rules that come up most.
The permit
Replacing a roof in Florida takes a building permit. LJB pulls the permit with the city or county building department and schedules the inspections. The job isn’t finished until it passes the final inspection.
The 25% rule
Under the Florida, if more than 25% of a roof or roof section is repaired, replaced, or recovered within 12 months, the whole roof or section has to meet the current code.
A 2022 state law changed this for newer roofs. If your roof was built or replaced to the 2007 Florida Building Code or later (permitted on or after March 1, 2009), only the repaired part has to meet current code. Your permit records show which applies to your home.
Roof-to-wall connections
Homes permitted before the Florida Building Code took effect in March 2002 may need stronger roof-to-wall connections when the roof is replaced. The code requires this upgrade on certain homes valued at $300,000 or more in wind-borne debris regions. The cost of the upgrade is capped at 15% of the re-roof.
LJB holds both a roofing and a general contractor license, so we can do this work as part of the same job.
Re-roofing: recover or tear-off
Florida code calls any new roof on an existing home re-roofing. There are two kinds. A recover puts a new roof covering over the old one. A replacement tears the old roof off down to the deck.
Florida doesn’t allow a recover when:
- The old roof or its base is water-soaked or deteriorated
- The old roof is certain types of tile or wood shake
- The roof already has two or more layers
- The old roof can’t be secured to meet code
A tear-off also lets the crew inspect the deck and fix weak nailing before the new roof goes on.
The 2026 code update
Florida’s 9th Edition building code (2026) applies to permits filed on or after December 31, 2026. The code in effect when the permit is filed is the one the job follows.
For re-roofing, the update clarifies when parts of an existing roof, like a membrane bonded to the deck, can stay under a new roof. The limits on recovers, the 25% rule and the roof-to-wall rules carry over.
We pull the permit and handle the code work.
Before you Start
Planning ahead
A few decisions up front make the job go smoother.
Pick the roof type
Shingle, metal or tile. Each has a different cost, weight and look.
Check your permit history
It shows when the roof was last permitted, which affects the 25% rule and code upgrades.
Check HOA rules
Many Emerald Coast communities limit roof colors and materials. Get approval before work starts.
Plan around the weather
Hurricane season fills roofers’ schedules fast. Calling early gives you more choice of dates.
Cost
What affects the cost
Roof replacement cost depends on the roof. These are the factors that move the number:
You get a written estimate after we inspect the roof. It lists the roof system, materials and work included.
Roof size and how many sections, valleys and penetrations it has
Pitch. A steeper pitch takes more time and safety work.
Material. Shingle, metal and tile differ in price and install time.
Layers to remove and how much old material goes to the dump
Deck condition. Rotted wood has to be replaced.
Code upgrades such as roof-to-wall connections
Our Process
How the job works
If a recent storm damaged your roof, here’s how we work:
1
Call or contact us.
Tell us about the roof and what you’re missing.
2
Inspection
We look at the roof, the deck where we can, and any leaks inside.
3
Written estimate
You see the roof system, materials and scope before you sign.
4
Permit
LJB pulls the permit with your building department.
5
Replacement
Tear-off, deck repairs, and installations.
6
Final inspection
The building department signs off on the finished roof.
Reviews
What homeowners say
“LJB replaced my shingle roof and did an excellent job. From the start, I felt comfortable with their pricing and the timeline for completion. The team was professional, communicative, and delivered exactly as promised. I was 100% satisfied with their service and would highly recommend them.?
Denise Garcia
Google Review
“LJB construction did an outstanding job on our project. They were professional, communication was clear throughout, and the final result exceeded our expectations. Highly recommend.”
R J
Google Review
“Very honest and upfront. They stand behind their work.”
Bryan Davis
Google Review
More services
Residential roofing services
Other residential roofing services from LJB
LJB also handles commercial roofing for condos, HOAs, and businesses.
Service Area
Where we replace roofs
LJB works on homes across the Emerald Coast, in Okaloosa County, Walton County, Bay County and nearby. Our office is in Santa Rosa Beach (see our Santa Rosa Beach roofing company).
Nearby:
Check out some of our recent roofing projects
FAQ
Roof replacement questions
How do I know if my roof needs replacing?
Leaks in several places, widespread missing or curling shingles, soft spots, wide storm damage and repeat repairs are the usual signs. An inspection tells you whether a repair will do or the roof needs replacing.
What counts as a full replacement?
It means removing the old roof covering down to the deck and installing a new roof system. That includes new underlayment, flashing and roof covering.
What is the 25% roof rule in Florida?
If more than 25% of a roof or roof section is repaired or replaced within 12 months, the whole section has to meet current code. Roofs built or replaced to the 2007 Florida Building Code or later are exempt. On those, only the repaired part has to meet current code.
Do I need a permit to replace my roof in Florida?
Yes. Replacing a roof takes a building permit and a final inspection. LJB pulls the permit and schedules the inspections.
How do I compare roofing companies?
Check the roofing company’s Florida license on the DBPR website. Ask who pulls the permit. Get a written estimate that lists the roof system, materials and scope. Read recent reviews.
Is it cheaper to replace a roof with shingles or metal?
Shingles cost less up front. Metal costs more but lasts longer. The right choice depends on your budget, how long you plan to stay and your HOA’s rules.
What’s the difference between re-roofing and replacing a roof?
In Florida, re-roofing covers both a full replacement and a recover over the old roof. Florida code limits when a new roof can go over an old one. See our re-roofing page for how Florida decides
Can a new roof go over my old roof in Florida?
Sometimes. Florida code doesn’t allow it if the old roof is water-soaked or deteriorated, already has two or more layers, or is certain types of tile or wood shake. In those cases, a tear-off is required.
Ready to replace your roof?
Call LJB Construction & Roofing for an inspection and a written estimate.