Written for residents, board members, and CAMs. Produced by Swift Roofing Services to help your community harden roofs before, during, and after hurricanes.
Why this guide matters (and when to use it)
Southwest Florida sits in a high‑wind, wind‑borne debris region. The Atlantic hurricane season runs June 1 – November 30, and preparedness work is most effective before there’s a named storm. A Hurricane Watch means conditions are possible (typically within 48 hours); a Hurricane Warning means conditions are expected (typically within 36 hours). Use this guide as a step‑by‑step playbook to reduce roof damage and speed recovery. (AOML, National Ocean Service)
What HOA boards and managers can (and should) do under Florida law
Florida gives HOA boards emergency powers once the Governor declares a state of emergency for your area. These powers can include implementing disaster plans, contracting for debris removal and emergency services, restricting access to unsafe areas, and protecting association property—authority that helps you act quickly on roof safety and temporary measures. Always coordinate with association counsel. (Florida Legislature, Florida Senate, Florida Condo & HOA Law Blog)
Technical foundations of a hurricane‑ready roof (applies to all roof types)
The following are science‑backed priorities drawn from FEMA wind‐retrofit guidance and IBHS FORTIFIED® standards. They focus on keeping the deck attached, water out, and edges sealed—the three places roofs most often fail in hurricanes.
- Roof deck attachment
- Re‑nail sheathing with 8d ring‑shank nails (min 0.113″ × 2⅜”) at 4″ o.c. where needed. This significantly increases uplift resistance.
- Re‑nail sheathing with 8d ring‑shank nails (min 0.113″ × 2⅜”) at 4″ o.c. where needed. This significantly increases uplift resistance.
- Secondary water barrier (sealed roof deck)
- Choose one of these IBHS methods before installing underlayment/cover:
(a) deck‑seam flashing tape + underlayment, (b) 2‑layer #30 felt pattern, or (c) full‑coverage self‑adhered membrane.
- Choose one of these IBHS methods before installing underlayment/cover:
- High‑wind underlayment and fasteners
- Use ASTM‑compliant felts/synthetics and button‑cap nails at required spacings (e.g., 6″ on laps, 12″ in the field, per system).
- Use ASTM‑compliant felts/synthetics and button‑cap nails at required spacings (e.g., 6″ on laps, 12″ in the field, per system).
- Perimeter and edge metal
- Ensure edge securement (drip edge/fascia/coping) meets ANSI/SPRI ES‑1—the code‑referenced standard for wind design of roof edges on low‑slope roofs. Edge failures often start catastrophic peel‑off. (SPRI)
- Ensure edge securement (drip edge/fascia/coping) meets ANSI/SPRI ES‑1—the code‑referenced standard for wind design of roof edges on low‑slope roofs. Edge failures often start catastrophic peel‑off. (SPRI)
- Ridge/off‑ridge vents
- Use vents tested to TAS 100(A) or with Miami‑Dade NOA so driven rain doesn’t pour into the attic.
- Use vents tested to TAS 100(A) or with Miami‑Dade NOA so driven rain doesn’t pour into the attic.
- Drainage and scuppers (low‑slope + gutters)
- Clear all drains, strainers, scuppers, gutters, and downspouts; confirm overflows/secondary drains are open to prevent ponding and blow‑offs. Leave rooftop work to pros; untrained access is a major fall hazard. (National Roofing Contractors Association)
- Clear all drains, strainers, scuppers, gutters, and downspouts; confirm overflows/secondary drains are open to prevent ponding and blow‑offs. Leave rooftop work to pros; untrained access is a major fall hazard. (National Roofing Contractors Association)
- Document, don’t DIY
- Photograph the roof (date‑stamped) from the ground and accessible safe vantage points. Leave on‑roof inspection and repairs to licensed roofing contractors. (National Roofing Contractors Association)
- Photograph the roof (date‑stamped) from the ground and accessible safe vantage points. Leave on‑roof inspection and repairs to licensed roofing contractors. (National Roofing Contractors Association)
Roof‑type checklists
Asphalt shingle (common on villas & single‑family within HOAs)
- Verify shingles are high‑wind rated (ASTM D7158 Class H or ASTM D3161 Class F) and installed with six nails per shingle.
- Use adhered starter strips at eaves/rakes; confirm metal drip edge is fastened 4″ o.c. and laps correctly.
- Replace brittle, unsealed, or creased tabs; upgrade to sealed roof deck at next reroof for best performance.
Concrete/clay tile (common on SWFL master‑planned communities)
- Follow the FRSA/TRI Florida High‑Wind Tile Manual (7th Ed.) for mechanical/foam attachment patterns, hip/ridge fastening, and uplift tables.
- Re‑secure loose/broken tiles and rake/hip trim; ensure underlayment condition supports wind‑driven rain resistance.
Metal (standing seam/screw‑down)
- Confirm panel anchorage, clip spacing, and seam locks per manufacturer; check for loose fasteners and deteriorated sealant.
- Ensure ES‑1‑compliant edge/fascia/coping at perimeters and terminations. (SPRI)
Low‑slope/flat (clubhouses, mid‑rise condos, amenity buildings)
- Inspect seams, flashings, and terminations; repair fishmouths and open laps.
- Verify coping/edge metal meets ES‑1; clean all primary and secondary drains and scuppers. (SPRI)
90‑Day Playbook: A timeline for boards & CAMs
60–90 days before peak season
- Commission a pre‑storm roof readiness inspection and correct minor issues (loose tiles/shingles, lifted edges, open seams, clogged drains).
- Collect roof documents: warranties, last reroof date, permit history, manufacturer system (useful for eligibility and claims).
- Photograph every roof (overview + details), mark roof access points, and map rooftop equipment tie‑downs.
- Pre‑qualify vendors: sign priority response agreements with licensed Florida roofing contractors (verify licensure at DBPR’s portal). (MyFloridaLicense, MyFloridaLicense)
- Clarify emergency powers & spending thresholds with counsel to act quickly after a declaration. (Florida Legislature)
2–4 weeks before a forecast threat
- Inventory materials: tarps, temporary dry‑in materials, plywood, caution tape, and roof hatch locks.
- Communicate rules to residents (see template below): remove loose items, know watch vs warning, confirm contact methods. (National Ocean Service)
72–24 hours before landfall (Watch/Warning period)
- Final roof sweep by vendor (weather permitting): clear drains/gutters, secure loose flashings/caps, verify temporary repairs.
- Shut roof access to residents; limit to professional crews for safety. (National Roofing Contractors Association)
Immediately after the storm (when officials say it’s safe)
- Restrict access to damaged areas; downed conductors and compromised structures are life‑safety issues.
- Rapid damage triage with your roofing vendor: seal openings and tarp where appropriate. For eligible single‑family homes, Operation Blue Roof (USACE) may provide temporary reinforced coverings in designated counties; note that tile, flat, and many metal roofs may not qualify. (U.S. Army Corps of Engineers, Saj Army Corps)
- File claims quickly with photos, video, and your pre‑storm documentation.
Budgeting, insurance, and the “25% rule” (what changed)
Historically, repairing more than 25% of a roof area within 12 months often triggered full replacement under the Florida Building Code. In 2022, SB 4‑D created an exception: if the roof or roof section was built/repaired to the 2007 FBC or later, then when ≥25% is repaired/replaced/recovered, only that portion must meet current code (the rest does not require full replacement solely due to the 25% threshold). Always confirm with your local building official and insurer. (The Florida Senate, The Florida Senate)
Resident communication template (copy/paste)
Subject: Hurricane Roof Readiness – What To Do This Week
Timing: Hurricane Watch/Warning in effect.
Action items (Residents):
• Bring in or secure outdoor items (patio, grills, planters).
• Keep vehicles clear of roof drain areas and scuppers.
• Do not access roofs—report issues through the HOA portal.
• Photograph interiors now (ceilings, attics) for documentation.
What the HOA is doing: Our roofing partner is clearing drains, checking edge securement, and staging materials for rapid dry‑in. If you see active leaks after the storm, call the HOA hotline.
Know the alerts: “Watch” = possible; “Warning” = expected. Follow official guidance. (National Ocean Service)
Procurement: what to include in your emergency roofing agreement
- Response time & triage scope: leak isolation, temporary dry‑in, debris removal, safety barricades.
- Unit pricing for tarping, temporary dry‑in, and after‑hours rates.
- Documentation deliverables: geo‑tagged photos, roof plan mark‑ups, and repair logs suitable for insurance.
- Proof of Florida license & insurance (DBPR verification + COI). (MyFloridaLicense)
Quick‑reference checklist (pin this)
Before season (or now):
- ☐ Pre‑storm roof inspection & report (licensed contractor)
- ☐ Roof deck attachment verified; deficiencies corrected (re‑nail as needed)
- ☐ Sealed roof deck / secondary water barrier confirmed
- ☐ Edge metal/fascia/coping confirmed (ES‑1 where applicable)
- ☐ Vents are TAS 100(A)/Miami‑Dade approved
- ☐ Drains, scuppers, gutters cleared and flowing
- ☐ Tile/shingle/metal fastenings repaired; broken components replaced
- ☐ Rooftop equipment and solar secured per manufacturer
- ☐ Priority response contract in place; on‑call contact list updated
- ☐ Full photo documentation (all roofs) and records organized
When a storm is forecast:
- ☐ Another drain/gutter sweep; secure loose flashings/caps
- ☐ Secure roof access; resident notice sent
- ☐ Materials staged for dry‑in and tarping
After the storm:
- ☐ Safety perimeter set; rapid leak isolation/dry‑in
- ☐ Document all damage; file claims
- ☐ Evaluate whether 25% rule exception applies (2007 FBC or newer)
- ☐ Plan permanent repairs or reroof with resilient details
(Standards and programs referenced above: IBHS FORTIFIED, FEMA/USACE Operation Blue Roof, ANSI/SPRI ES‑1, NOAA/NWS.) (U.S. Army Corps of Engineers, SPRI, National Ocean Service)
FAQs
Q1) What upgrades most improve roof performance in hurricanes?
A sealed roof deck (secondary water barrier), correct deck nailing with 8d ring‑shank nails at prescribed spacing, ES‑1‑compliant edge metal on low‑slope roofs, and properly rated roof vents/coverings deliver the biggest gains. (SPRI)
Q2) Are tile roofs safe in high winds?
Yes—when installed/maintained per the FRSA/TRI Florida High‑Wind Tile Manual (proper attachment patterns and ridge/hip fastening), tile systems perform well. Maintenance to repair loose/broken tiles is essential.
Q3) Can residents tarp roofs themselves?
No. Tarping and on‑roof work present significant fall and electrical hazards; use licensed pros. For eligible single‑family homes in declared disasters, Operation Blue Roof may install temporary coverings at no cost when activated. (National Roofing Contractors Association, U.S. Army Corps of Engineers)
Q4) Does repairing more than 25% of the roof require full replacement?
Not necessarily. SB 4‑D (2022) created an exception for roofs built/repaired to 2007 FBC or later: only the repaired portion must meet current code. Verify specifics with your building official. (The Florida Senate)
Q5) How do we vet a roofing contractor quickly after a storm?
Use the State’s DBPR license lookup to confirm an active roofing license (CCC/RC license) and insurance before authorizing work. (MyFloridaLicense)