Florida Roofing Warranty Law: What Homeowners Need to Know (2026)

Understanding Roofing Warranties in Florida

When you get a new roof installed on your Pinellas County home, you are actually receiving multiple warranties from different sources. Each covers different things, lasts for different periods, and has different conditions. Understanding the distinction between these warranties is the first step to making sure you are actually protected.

Too many homeowners assume that a "30-year warranty" means their roof is fully covered for 30 years, no matter what. That is almost never the case. The reality is more complicated, and the details matter enormously when you have a leak during a Pinellas County thunderstorm and need to figure out who is responsible for the repair.

Manufacturer Warranties: What They Cover and What They Do Not

The manufacturer warranty comes from the company that made your roofing materials. Whether you have GAF Timberline shingles, Owens Corning Duration, CertainTeed Landmark, or any other brand, the manufacturer provides a warranty against defects in the materials themselves.

What Manufacturer Warranties Typically Cover

• Manufacturing defects that cause premature failure (cracking, splitting, curling due to a production error)
• Algae resistance failures (on algae-resistant rated products)
• Wind warranty up to a specified speed (varies by product, typically 110 to 150 mph for premium shingles)
• Color granule loss beyond normal weathering

What Manufacturer Warranties Do Not Cover

• Installation errors (wrong nail placement, improper starter strips, poor flashing)
• Damage from acts of nature (hurricanes, tornadoes, hail) unless specifically included in a wind warranty provision
• Normal wear and tear over the life of the product
• Damage caused by foot traffic, debris impact, or fallen trees
• Issues caused by inadequate roof ventilation
• Damage from other trades (HVAC installers, satellite dish companies, solar panel installers)

Prorated vs. Non-Prorated Manufacturer Warranties

This is a critical distinction that most homeowners overlook. Many manufacturer warranties have two phases:

• Non-prorated period (first 10 to 15 years): During this period, the manufacturer covers the full cost of replacement materials if a manufacturing defect is proven.
• Prorated period (remaining years): After the non-prorated period expires, the manufacturer only covers a decreasing percentage of the material cost. By year 25 of a 30-year warranty, you might only receive 15% to 20% of the material cost.

A "50-year limited lifetime warranty" sounds incredible. In practice, the meaningful coverage period is usually the first 10 to 15 non-prorated years. After that, the warranty still exists, but the financial benefit drops off quickly.

Enhanced Manufacturer Warranties

Most major shingle manufacturers offer enhanced or "system" warranties that go beyond the standard material warranty. These require your contractor to be a certified installer for that specific brand. The enhanced warranties typically add:

• Labor coverage (standard warranties cover materials only)
• Extended non-prorated periods (25 years instead of 10)
• Transferability to a new homeowner if you sell the home
• No deductible for claims during the enhanced period

For Pinellas County homeowners, the enhanced warranty is worth asking about. The additional cost is typically built into the contractor selection rather than an upfront premium. GAF offers the Golden Pledge and Silver Pledge warranties, Owens Corning has the Preferred Protection and Platinum Protection levels, and CertainTeed has their 5-Star and 4-Star warranty programs.

Workmanship Warranties: The Contractor's Promise

The workmanship warranty comes from your roofing contractor and covers the quality of the installation itself. This is separate from the manufacturer warranty and covers the things that the manufacturer explicitly excludes: installation errors, flashing work, and overall craftsmanship.

Typical Workmanship Warranty Terms

Workmanship warranty periods in Pinellas County range widely:

• Budget contractors: 1 to 2 years. This is the bare minimum and should raise some concern. A contractor who only stands behind their work for one or two years may not be confident in the quality of their crews.
• Mid-range contractors: 5 years. This is the most common workmanship warranty in the Pinellas County market. It covers the period when most installation defects will reveal themselves.
• Premium contractors: 10 years or more. Some established Pinellas County roofing companies offer 10-year or even 15-year workmanship warranties. This level of confidence typically comes from companies that have been in business for decades and have strong quality control processes.
• Lifetime workmanship warranties: A few companies offer this, usually tied to the manufacturer enhanced warranty program. These are valuable but read the fine print carefully.

What Should a Workmanship Warranty Cover?

At minimum, a workmanship warranty should cover:

• Leaks caused by improper installation of shingles, tiles, or flat roof membrane
• Flashing failures at walls, chimneys, vents, skylights, and valleys
• Improper nail placement or nail pops that were not caused by deck movement
• Starter strip and hip/ridge cap failures due to installation errors
• Drip edge, fascia, and soffit work included in the roofing contract
• Boot and pipe flashing failures

Make sure your written contract specifies exactly what the workmanship warranty covers. If it just says "2-year workmanship warranty" without details, push for specificity. A warranty is only as good as its terms.

Florida Implied Warranty Law and Roofing

Beyond the written warranties from manufacturers and contractors, Florida law provides additional protections through implied warranties. These exist even if your contract does not explicitly mention them.

Implied Warranty of Habitability

Florida courts have long recognized an implied warranty of habitability for new construction and substantial renovations. In the context of roofing, this means the contractor impliedly warrants that the roof will keep out the elements and function as a roof should. If a newly installed roof leaks during the first rainstorm, this implied warranty is breached regardless of what the written warranty says.

Implied Warranty of Fitness for a Particular Purpose

When a homeowner relies on a contractor's expertise to select roofing materials and methods, Florida law implies a warranty that those selections will be fit for the intended purpose. If your contractor recommends a specific roofing material for your Pinellas County home and that material proves unsuitable for the coastal environment (for example, a product not rated for the local salt air exposure or wind zone), the implied warranty of fitness may be breached.

Implied Warranty of Merchantability

This warranty applies primarily to the materials and means that the products sold are of fair average quality and fit for the ordinary purposes for which they are used. If roofing materials fail under normal conditions within a reasonable time, this warranty comes into play.

Can Implied Warranties Be Waived?

This is where Florida law gets complicated. Florida courts have allowed some limitations on implied warranties through properly drafted contract provisions. However, there are strict requirements for such waivers:

• The waiver must be in writing and conspicuous (not buried in fine print)
• The homeowner must be made aware of the waiver before signing
• The waiver cannot be unconscionable (so one-sided that no reasonable person would agree to it)
• For new construction, Florida Statute 553.835 addresses certain implied warranty provisions related to building code compliance

If your roofing contract contains language waiving implied warranties, be cautious. Have an attorney review it, or at minimum understand what protections you may be giving up.

Statute of Limitations for Roofing Claims in Florida

Time limits are a critical aspect of roofing warranty law in Florida. If you wait too long to pursue a claim, you lose your legal right to recover regardless of how valid the claim may be.

Breach of Written Warranty (Contract)

Under Florida Statute 95.11, the statute of limitations for breach of a written contract (which includes a written warranty) is 5 years. The clock generally starts when the breach occurs or when it is discovered (or should have been discovered through reasonable diligence).

For roofing, this means if you discover a leak that is caused by a warranty-covered defect, you generally have 5 years from the date of discovery to file a legal claim. However, waiting even close to 5 years is risky. Courts consider whether you acted with reasonable promptness, and delayed claims are harder to prove.

Construction Defect Claims

Florida has a separate statute of repose for construction defects under Florida Statute 95.11(3)(c). The statute of repose sets an absolute outer limit on when claims can be filed, regardless of when the defect was discovered:

• Statute of Repose: 10 years from the date of actual possession by the owner, the date the certificate of occupancy is issued, the date of completion or abandonment of construction, whichever is latest.
• Statute of Limitations within the Repose Period: 4 years from the date the defect is discovered or should have been discovered.

Recent Florida legislative changes have tightened these timelines. Prior to the 2023 tort reform legislation, the statute of repose was 10 years with certain extensions. The current law is more restrictive, making it essential to act promptly when you discover a roofing defect.

Practical Implications for Pinellas County Homeowners

Here is the bottom line: when you discover a roofing problem, act quickly. Document the issue with photos and written descriptions. Notify both the contractor and the manufacturer in writing (certified mail or email with delivery confirmation). Do not wait months to see if the problem worsens or resolves itself.

In Pinellas County, where storms can cause damage that overlaps with pre-existing defects, timely documentation is especially important. If a leak appears during a tropical storm, you need to determine whether it is storm damage (insurance claim) or a construction defect (warranty claim). Sometimes it is both. Getting a professional roof inspection promptly helps establish the cause while the evidence is fresh.

Common Roofing Warranty Disputes in Pinellas County

After working in the Pinellas County roofing industry for years, we see the same warranty disputes come up repeatedly. Knowing what to watch for can help you avoid these situations or navigate them if they arise.

Dispute 1: Manufacturer Says Installation Error, Contractor Says Material Defect

This is the most common warranty dispute in roofing. You have a problem with your roof. You call the contractor, who says the materials are defective. You contact the manufacturer, who sends an inspector and concludes the installation was faulty. Each side points the finger at the other, and you are stuck in the middle with a leaking roof.

How to protect yourself: Get an independent inspection from a licensed roofing contractor who did not perform the original work. Their assessment of whether the failure is material-related or installation-related carries weight with both parties and, if necessary, in court. Keep all documentation, including the original contract, warranty certificates, inspection reports, and photos.

Dispute 2: Warranty Claim Denied Due to "Lack of Maintenance"

Both manufacturer and workmanship warranties typically require the homeowner to perform reasonable maintenance. If your gutters have not been cleaned in five years and debris has accumulated on the roof causing water backup and damage, the warranty holder may deny your claim on the basis of neglect.

How to protect yourself: Keep records of your roof maintenance. In Pinellas County, this means at minimum cleaning gutters twice a year (more if you have large oak trees), removing debris after storms, and having the roof inspected every 2 to 3 years. Even informal records like dated photos or receipts from gutter cleaning services can demonstrate that you maintained the roof.

Dispute 3: Contractor Goes Out of Business

A workmanship warranty is only as good as the company backing it. If your roofing contractor closes shop, relocates, or changes business entities, your workmanship warranty may become unenforceable. This is a particularly common problem with storm chaser companies that set up temporary operations in Pinellas County after a hurricane and then disappear.

How to protect yourself: Choose a contractor with deep roots in the community. Ask how long they have been in business, check their history with the BBB, and look for a physical office location in Pinellas County. Companies that have survived multiple hurricane seasons and economic cycles are far more likely to be around when you need them in year 5 or year 10 of your warranty.

Dispute 4: Storm Damage vs. Pre-Existing Defect

In Pinellas County, where storms are frequent, this dispute comes up constantly. After a hurricane or tropical storm, you discover damage and file an insurance claim. The insurance adjuster says the damage was pre-existing (a construction defect), not storm damage, and denies the claim. Meanwhile, the contractor says the damage was caused by the storm and is not a warranty issue.

How to protect yourself: Documentation before and after storms is your best defense. Have a roof inspection done periodically to establish a baseline condition. After every significant storm, take photos and have an inspection done promptly. This baseline comparison helps determine what is new storm damage versus what was already there. Read more about identifying hurricane roof damage versus normal wear.

Dispute 5: Warranty Voided by Third-Party Modifications

You get a new roof installed with a great warranty. Two years later, you have solar panels installed. The solar installer drills through your roof membrane to mount the racking system. A year after that, you develop a leak at one of the panel mounts. Your roofing contractor says the solar installation voided the warranty around those penetrations.

How to protect yourself: Before any work that penetrates or modifies your roof (solar panels, satellite dishes, skylights, HVAC equipment), notify your roofing contractor and check how it affects your warranty. Some contractors will work with the solar installer to maintain warranty coverage. Others may offer to do the roof penetration work themselves to keep the warranty intact.

What to Look for in a Roofing Warranty Contract

When reviewing a roofing contract and warranty in Pinellas County, here is your checklist of items to verify:

Steps to Take When You Have a Warranty Claim

When a roofing problem arises that you believe should be covered by warranty, follow this process:

Step 1: Document Everything

Before you call anyone, photograph and video the problem from multiple angles. Note the date, weather conditions, and exactly where the issue is. If there is interior damage (water stains, dripping), document that too. This evidence establishes the timeline and severity of the issue.

Step 2: Review Your Warranty Terms

Pull out your roofing contract, workmanship warranty, and manufacturer warranty documentation. Identify which warranty (or warranties) should cover the issue. Determine the claim process, including who to notify and any response time requirements.

Step 3: Notify the Contractor in Writing

Send a written notification to your roofing contractor via certified mail or email with read receipt. Include:

• Your name, address, and contract number (if you have one)
• Description of the problem with dates
• Photos of the damage
• Reference to the specific warranty provisions that apply
• A request for inspection and repair within a reasonable timeframe (14 to 30 days is standard)

Step 4: Notify the Manufacturer (if applicable)

If you believe the issue is a material defect, contact the manufacturer warranty department directly. Most major manufacturers have online claim portals. You will need your warranty registration number, proof of purchase, and photos of the defect.

Step 5: Get an Independent Assessment

If the contractor or manufacturer disputes the claim, get an independent roof inspection from a licensed professional who was not involved in the original work. Their objective assessment can help resolve the dispute and serves as evidence if legal action becomes necessary.

Step 6: Escalate if Necessary

If your claim is not resolved through direct communication, you have several escalation options in Florida:

• DBPR Complaint: File a complaint with the Florida Department of Business and Professional Regulation against the contractor license. This can prompt the contractor to act and creates a public record of the dispute.
• BBB Complaint: File with the Better Business Bureau serving West Florida. Many contractors value their BBB rating and will work to resolve complaints.
• Pinellas County Consumer Protection: The county offers mediation services for consumer disputes.
• Florida Small Claims Court: For claims up to $8,000, small claims court is a straightforward option that does not require an attorney.
• Construction Attorney: For larger claims, a Florida construction law attorney can advise you on the strength of your case and represent you in court or arbitration.

Florida Legislation Affecting Roofing Warranties

Florida lawmakers have been active in recent years with legislation that directly affects roofing warranty rights. Here are the key developments every Pinellas County homeowner should know about.

Senate Bill 2-A (2022) and Its Impact

In the 2022 special session, Florida passed SB 2-A, which made significant changes to property insurance and roofing claims. Key provisions relevant to warranties include:

• Elimination of one-way attorney fee provisions in insurance claims, which indirectly affects warranty-related insurance disputes by making it more expensive for homeowners to pursue litigation
• Changes to the assignment of benefits (AOB) framework, limiting contractors from accepting insurance benefit assignments for roofing work
• Strengthened requirements for contractors to provide detailed written estimates before beginning work

Tort Reform (2023) and Construction Defect Claims

The 2023 tort reform legislation (HB 837) shortened several statutes of limitations and modified how construction defect claims are handled. For roofing warranties, the key changes include:

• Reduced general negligence statute of limitations from 4 years to 2 years
• Modified comparative fault standards that can reduce warranty recovery amounts
• Changes to bad faith insurance claim provisions that interact with warranty disputes

These legislative changes make it more important than ever to act quickly when you discover a roofing defect and to maintain thorough documentation throughout the life of your roof.

Warranty Considerations for Different Roof Types

Different roofing materials come with different warranty structures. Here is what Pinellas County homeowners should know for the most common roof types.

Asphalt Shingle Warranties

Asphalt shingles are the most common residential roofing material in Pinellas County. Manufacturer warranties range from 25 years for basic 3-tab shingles to "lifetime" (typically defined as 50 years for the original owner) for premium architectural shingles. The wind warranty component is especially important in our area. Look for shingles with a 130 mph or higher wind warranty, which typically requires a specific installation method (6 nails per shingle instead of 4).

Tile Roof Warranties

Concrete and clay tile roofs are common in Pinellas County, especially in neighborhoods built in the 1990s and 2000s. Tile itself is extremely durable, with manufacturer warranties of 50 years or more. However, the underlayment beneath the tiles has a much shorter lifespan (15 to 25 years). Most tile roof failures are actually underlayment failures, and this is often a source of warranty disputes because homeowners assume their "50-year tile roof" is fully covered.

The workmanship warranty on a tile roof should specifically address tile re-bedding (re-setting loose tiles), ridge cap mortar maintenance, and valley/flashing work. These are the most common failure points in tile roof systems. For a deeper understanding, visit our main roofing guide.

Metal Roof Warranties

Standing seam and corrugated metal roofs are growing in popularity in Pinellas County, partly because of their excellent wind resistance. Manufacturer warranties on metal roofing typically cover the paint/coating system (25 to 40 years against fading, chalking, and peeling) and the structural integrity of the panel (lifetime). Wind warranties are often the highest of any roofing material, with many metal systems rated for 150 mph or more.

The key warranty consideration with metal roofing is the fastener system. Exposed fastener metal roofs (common on lower-cost installations) have screws that penetrate the panels, and the rubber washers on those screws can degrade over time in Florida sun. Hidden fastener (standing seam) systems do not have this issue but cost significantly more.

Flat Roof Warranties

TPO, modified bitumen, and built-up flat roof systems common on commercial buildings and some Pinellas County homes have their own warranty structures. Manufacturer warranties on flat roof membranes typically run 15 to 25 years, with some premium systems offering 30-year coverage. These warranties often require annual inspections by the manufacturer or an approved contractor to remain valid.

Warranty and the Florida Building Code

Florida Statute 553.835 addresses the relationship between building code compliance and implied warranties. Under this statute, compliance with the Florida Building Code creates a presumption that the construction work meets implied warranty standards. This does not eliminate implied warranties, but it provides a defense for contractors who can demonstrate code compliance.

For homeowners, this means that building code inspections during your roofing project serve as partial documentation that the work was done properly. If your roof passes all required Pinellas County building inspections, the contractor can use that as evidence that their work met minimum standards. However, code compliance is a minimum standard. Your workmanship warranty should cover issues that go beyond what the building code inspector checks.

Always make sure your contractor pulls the proper permits and passes all required inspections. If they suggest skipping the permit, you are not just breaking the law. You are also losing an important layer of warranty protection. Understanding roof wind ratings and code requirements helps you evaluate whether the work was done correctly.

Frequently Asked Questions

What is the statute of limitations for roofing warranty claims in Florida?

For breach of a written warranty (contract), the statute of limitations is 5 years from discovery of the breach. The statute of repose for construction defects is 10 years from the date of possession, certificate of occupancy, or completion of construction. Recent legislative changes have tightened some of these timelines, so act promptly when you discover an issue.

What is the difference between a manufacturer warranty and a workmanship warranty on a roof?

The manufacturer warranty covers defects in the materials (shingles, tiles, membrane). The workmanship warranty from your contractor covers installation quality (nail placement, flashing, sealing). Both are needed because materials can be perfect but still fail if installed poorly, and installation can be flawless but materials can have factory defects. These warranties come from different sources and have different terms and durations.

Does Florida have an implied warranty on roofing work?

Yes. Florida recognizes implied warranties of habitability, fitness for a particular purpose, and merchantability for construction work. These protections exist even without written warranty terms. However, properly drafted contract language can limit some implied warranty protections. If your contract contains implied warranty waiver language, have it reviewed by an attorney before signing.

Can a roofing warranty be voided in Florida?

Yes. Common warranty-voiding actions include failure to maintain the roof, unauthorized modifications by unlicensed workers, delayed reporting of damage, improper ventilation, and third-party alterations (solar panels, satellite dishes) without following manufacturer protocols. Read your warranty terms carefully and maintain documentation of your maintenance activities.

What should I do if my roofing contractor refuses to honor a warranty in Florida?

Start with a written demand letter via certified mail citing the specific warranty terms and defect. If unresolved, file complaints with the DBPR and BBB. For claims up to $8,000, use Florida small claims court. For larger claims, consult a construction attorney. Throughout the process, document everything and get an independent roof inspection to support your claim.

Protect Your Roof Investment With Knowledge

Florida roofing warranty law is more nuanced than most homeowners realize, and the stakes are high. A typical roof replacement in Pinellas County costs $10,000 to $25,000 or more, and the warranty is your safety net for that investment. Take the time to understand your warranty terms before you sign the contract, maintain your documentation throughout the life of the roof, and act promptly if problems arise.

Choose a contractor with a strong local reputation, a meaningful workmanship warranty (at least 5 years), and manufacturer certification for enhanced material warranties. Keep your Florida roof insurance current, maintain your roof properly, and document everything. When warranty issues do arise, you will be prepared to resolve them efficiently.