Roof Replacement Checklist: 25 Steps From Start to Finish

Replacing your roof is one of the largest investments you will make as a homeowner in Pinellas County. With average costs ranging from $8,000 to $50,000 depending on materials, the stakes are high. Miss a single critical step and you could face permit violations, voided warranties, insurance claim denials, or costly rework.

This comprehensive 25-step checklist walks you through every phase of a roof replacement project in Pinellas County, Florida. Whether your home is in St. Petersburg, Clearwater, Largo, or Palm Harbor, these steps ensure your project runs smoothly from start to finish.

Phase 1: Pre-Project Planning (Steps 1 through 10)

The planning phase is where most homeowners either set themselves up for success or create problems that follow them through the entire project. Take your time here. Rushing into a roof replacement without proper preparation leads to budget overruns, contractor disputes, and compliance issues.

Step 1: Review Your Homeowners Insurance Policy

Before contacting a single contractor, pull out your homeowners insurance policy and review your roof coverage. In Pinellas County, many policies have separate wind and hurricane deductibles that can be 2% to 5% of your home's insured value. Understanding your coverage helps you make informed decisions about filing a claim versus paying out of pocket.

Check for the following items in your policy: the age of roof exclusion (many Florida insurers limit coverage on roofs older than 15 years), your deductible amounts, coverage limits for the dwelling, and any endorsements related to roof materials or wind damage.

Step 2: Assess Financing Options

A roof replacement in Pinellas County represents a significant financial commitment. Explore your financing options early so you can move quickly when you find the right contractor. Common options include home equity loans, HELOC lines of credit, contractor financing programs, personal loans, and insurance proceeds if applicable.

Many Pinellas County roofing contractors offer financing through third-party lenders with terms ranging from 12 to 120 months. Compare interest rates and terms before committing. Some Florida programs also offer PACE (Property Assessed Clean Energy) financing for qualifying roof upgrades that improve energy efficiency.

Step 3: Research and Select 3 to 5 Contractors

Getting multiple estimates is essential. For Pinellas County roof replacements, look for contractors who are licensed with the Florida Department of Business and Professional Regulation (DBPR), carry both general liability and workers' compensation insurance, have a physical office in the Tampa Bay area, maintain a strong track record with the Better Business Bureau, and have experience with your specific roof type.

Verify every contractor's license at myfloridalicense.com. In Florida, roofing contractors must hold either a Certified Roofing Contractor (CCC) or Registered Roofing Contractor (RC) license. Avoid any contractor who asks you to pull the permit yourself, as this is a red flag and potentially illegal.

Step 4: Schedule Roof Inspections and Get Written Estimates

Invite your selected contractors to inspect your roof and provide detailed written estimates. A thorough Pinellas County roofing estimate should include a complete scope of work specifying the materials, the number of layers to be removed, details about decking repair or replacement, ventilation improvements, and a line-item breakdown of all costs.

Step 5: Choose Your Roofing Material

Material selection is one of the most important decisions in your roof replacement. Each option has different costs, lifespans, and performance characteristics for Pinellas County's subtropical climate. Asphalt shingles remain the most popular choice for their balance of affordability and performance, while metal roofing is gaining popularity for its hurricane resistance and energy efficiency. Tile roofing, both concrete and clay, offers exceptional longevity but requires a stronger roof structure.

Whatever material you choose, make sure it meets the current Florida Building Code wind speed requirements for Pinellas County, which requires materials rated for a minimum 150 mph wind speed in most areas. Your contractor should confirm code compliance before ordering materials.

Step 6: Review and Sign the Contract

Never proceed without a detailed written contract. Florida law requires roofing contracts to include specific elements. Your contract should contain the contractor's license number, a detailed scope of work, total price with payment schedule, start and estimated completion dates, warranty terms, permit responsibility, and a cancellation clause.

Under Florida law, you have three business days to cancel a home improvement contract if the sale was made at your home. Review every line before signing and keep a copy for your records.

Step 7: Verify the Permit Is Pulled

Your contractor should pull the building permit through the Pinellas County Building Services department. You can verify your permit online through the county's permit search portal. The permit must be posted on the property in a visible location before work begins. Never let a contractor start work without a valid permit, as this can result in fines, required tear-off of the new roof, and voided insurance coverage.

Step 8: Review Your HOA Requirements

If your Pinellas County home is in a community governed by a homeowners association, submit your roofing plans for approval before work begins. Many HOAs have requirements regarding material type, color, and style. Getting approval first prevents costly disputes and potential forced changes after installation.

Step 9: Notify Your Insurance Company

Let your homeowners insurance company know about the upcoming replacement. This is especially important if you are filing a claim. Even if you are paying out of pocket, notifying your insurer helps ensure continuous coverage during construction and may help you secure lower premiums after installation.

Step 10: Prepare Your Home and Family

The final pre-project step is preparing your home. Remove or secure items in your attic, as vibrations from the tear-off process can shake loose items from shelves. Take down wall art and decorations on upper floors. Alert your neighbors about the upcoming construction. Arrange for pets to stay elsewhere during the noisiest days if possible.

Phase 2: During Construction (Steps 11 through 18)

Once construction begins, your role shifts from decision-maker to informed observer. You do not need to supervise every nail, but staying engaged ensures the project stays on track and matches the agreed-upon scope.

Step 11: Confirm Dumpster Placement and Debris Plan

Your contractor should arrange for a roll-off dumpster to handle the tear-off debris. Confirm the dumpster placement location to minimize damage to your driveway and landscaping. In many Pinellas County neighborhoods, the dumpster may need to be placed in the street, which could require a right-of-way permit from the city or county.

Step 12: Protect Your Landscaping

Before tear-off begins, cover shrubs, flower beds, and delicate plants near the house with tarps. Move potted plants, outdoor furniture, and grills away from the work zone. Falling debris, nails, and material pieces can damage landscaping quickly. A reputable Pinellas County roofing contractor will place tarps and boards around the perimeter, but do not rely on this alone.

Step 13: Secure Pets and Plan for Children

Roof replacement is loud, chaotic, and potentially dangerous for pets and children. Loose nails, falling debris, and open ladders create real hazards. Keep children away from the work area at all times. Dogs and cats should be kept indoors in a closed room or boarded for the duration. The noise from a tear-off can be extremely stressful for animals.

Step 14: Move Vehicles Away From the Work Zone

Park all vehicles away from the house to prevent damage from falling shingles, nails, or tools. Ideally, move cars to the far end of your driveway or park on the street well away from the work area. Even with tarps and care, debris can travel farther than expected during high-wind tear-offs.

Step 15: Conduct a Daily Walk-Around Inspection

At the end of each work day, walk around your property to check progress and note any concerns. Look at the work area for cleanliness, check that tarps are secured over any exposed sections, verify materials match what was specified in your contract, and photograph progress daily. This documentation is invaluable if any disputes arise later.

Step 16: Monitor Weather Conditions

Pinellas County's afternoon thunderstorms are a reality, especially during the summer months from June through September. Your contractor should have a plan for weather delays and temporary waterproofing. If you see exposed decking with storms approaching, contact your contractor immediately. Quality contractors will apply peel-and-stick underlayment to exposed sections each day before leaving.

Step 17: Verify Proper Underlayment and Flashing Installation

Before the final roofing material goes on, check that the underlayment is properly installed. Florida Building Code requires specific underlayment types depending on your roof slope and location. Flashing around penetrations (vents, pipes, skylights) and at wall intersections is critical for preventing leaks. This is your last chance to catch issues before they are covered up.

Step 18: Confirm Proper Ventilation Installation

Adequate roof ventilation is essential in Pinellas County's hot, humid climate. Poor ventilation leads to premature shingle failure, mold growth in the attic, and higher energy bills. Verify that ridge vents, soffit vents, or other ventilation components are installed as specified in your contract. The Florida Building Code has specific ventilation ratio requirements that your contractor must meet.

Phase 3: Post-Project Completion (Steps 19 through 25)

The roofing crew has packed up and your new roof looks great. But the project is not over yet. These final steps protect your investment and ensure you receive every benefit of your new roof, from warranty coverage to insurance savings.

Step 19: Schedule the Final Building Inspection

Pinellas County requires a final building inspection for all permitted roof replacements. Your contractor should schedule this inspection through the county. The inspector will verify that the work meets the Florida Building Code and matches the approved permit plans. Do not make your final payment until the inspection passes. If the inspection fails, your contractor is responsible for correcting any deficiencies at no additional cost.

Step 20: Get a Wind Mitigation Inspection

This step is unique to Florida and can save you thousands of dollars annually. A wind mitigation inspection evaluates your new roof for hurricane-resistant features including roof deck attachment method, roof-to-wall connections, roof geometry (hip roofs score better), and secondary water resistance. In Pinellas County, a favorable wind mitigation report can reduce your wind insurance premium by 20% to 45%. The inspection typically costs $75 to $150 and pays for itself many times over.

Step 21: Register Your Manufacturer Warranty

Most roofing material manufacturers require registration to activate the full warranty. Ask your contractor for the warranty registration paperwork or online registration details. Some manufacturers offer enhanced warranties (25 to 50 years) when their certified contractors install the materials. Keep all warranty documents with your important home records.

Step 22: Get Your Workmanship Warranty in Writing

Separate from the manufacturer warranty, your contractor should provide a written workmanship warranty covering their labor and installation. Industry standard in Pinellas County ranges from 2 to 10 years depending on the contractor. Get this document in writing with specific terms, coverage details, and the process for filing a claim.

Step 23: Conduct a Thorough Debris Cleanup Inspection

Walk your entire property with a critical eye. Check the yard, flower beds, gutters, and driveway for nails and debris. Run a magnet over the lawn and driveway areas to find stray nails that could puncture tires or injure bare feet. A quality contractor will perform a magnetic sweep, but double-checking protects your family and pets.

Step 24: Update Your Homeowners Insurance

Contact your insurance company with your completed wind mitigation report, proof of the new roof installation, and the permit close-out documentation. Your new roof should qualify you for better rates, especially if you upgraded from a 3-tab shingle to an architectural shingle or from shingles to metal. Some Pinellas County homeowners save $500 to $2,000 annually after a roof replacement and wind mitigation update.

Step 25: Close Out the Permit

Verify with the Pinellas County Building Services department that your permit is officially closed out with a passing final inspection. An open permit can cause problems when you sell your home, refinance, or file an insurance claim. You can check permit status online through the county portal. Keep a copy of the closed permit with your home records.

Florida-Specific Considerations for Pinellas County

Roof replacement in Pinellas County comes with requirements and considerations that homeowners in other states do not face. Understanding these Florida-specific factors helps you avoid costly mistakes and take advantage of every available benefit.

Florida Building Code Compliance

The Florida Building Code is one of the strictest in the nation, especially regarding wind resistance. Pinellas County falls within the wind-borne debris region, which means your new roof must meet enhanced standards for wind uplift resistance, impact resistance (in certain zones), nail pattern and fastener requirements, and underlayment specifications. Your contractor should be intimately familiar with these requirements and able to explain how your new roof will meet or exceed them.

Hurricane Season Timing

Plan your roof replacement with hurricane season (June 1 through November 30) in mind. Ideally, schedule your project for the late winter or early spring months (January through April) when rain is less frequent and you will have a new roof well before storm season. If you must replace during hurricane season, ensure your contractor has a plan for rapid waterproofing if a storm threatens mid-project.

25% Rule for Roof Repairs

Florida law requires that if more than 25% of your roof is repaired or replaced within any 12-month period, the entire roof must be brought up to the current Florida Building Code. This "25% rule" is important to understand because it means a major repair could trigger a full replacement requirement. Discuss this with your contractor before deciding between repair and replacement.

Printable Checklist Summary

Common Mistakes Pinellas County Homeowners Make

After working with thousands of homeowners across the Tampa Bay area, these are the most common roof replacement mistakes we see in Pinellas County.

Choosing the lowest bid without comparing scope. The cheapest estimate often excludes critical items like proper underlayment, code-compliant fasteners, or permit fees. Compare apples to apples by ensuring each estimate covers the same scope of work.

Skipping the wind mitigation inspection. Many homeowners forget this step and leave hundreds or thousands of dollars in annual insurance savings on the table. Schedule this inspection within 30 days of project completion.

Not verifying contractor licensing. After every hurricane season, unlicensed "storm chasers" flood Pinellas County offering cheap roofing work. These contractors often disappear after collecting payment, leaving you with substandard work and no warranty recourse.

Making full payment before project completion. Never pay more than 50% before work begins, with the balance due after final inspection. Florida law restricts contractors from collecting more than a certain percentage upfront for home improvement projects.

Ignoring permit close-out. An open permit is a ticking time bomb. It can derail a home sale, prevent refinancing, and create liability issues. Always verify your permit is officially closed.

Frequently Asked Questions

How long does a roof replacement take in Pinellas County?

Most residential roof replacements in Pinellas County take 1 to 3 days for asphalt shingles and 3 to 7 days for tile or metal roofs. Weather delays, permit processing, and material availability can extend the timeline. Plan for 2 to 4 weeks from contract signing to project completion when including permit approval time.

Do I need a permit for roof replacement in Pinellas County, FL?

Yes, a building permit is required for all roof replacements in Pinellas County. Your licensed roofing contractor should pull the permit through the Pinellas County Building Services department. The permit ensures your new roof meets the Florida Building Code, including wind resistance requirements for our coastal location.

What should I do before my roof replacement starts?

Before your roof replacement, review your homeowners insurance policy, secure financing if needed, get at least three written estimates, verify contractor licensing and insurance, sign a detailed contract, arrange for pet and child safety during construction, protect landscaping and outdoor furniture, and clear your attic of fragile items.

How much does a roof replacement cost in Pinellas County?

Roof replacement costs in Pinellas County typically range from $8,000 to $15,000 for asphalt shingles, $15,000 to $30,000 for metal roofing, and $20,000 to $50,000 for tile roofing on an average-sized home. Costs vary based on roof size, material choice, complexity, and current code requirements. Visit our cost per square guide for a detailed breakdown.

What is a wind mitigation inspection and why do I need one after roof replacement?

A wind mitigation inspection evaluates your roof and home for wind-resistant features. In Florida, this inspection can qualify you for significant homeowners insurance discounts, often 20% to 45% off your wind premium. After a roof replacement in Pinellas County, you should always get a new wind mitigation report because your upgraded roof likely qualifies for better credits.

Next Steps for Your Roof Replacement

Now that you have a complete checklist, you are ready to start your roof replacement project with confidence. Begin with Step 1 by reviewing your insurance policy today, then work through each step methodically. For more information on specific topics covered in this guide, explore our related resources:

• Roofing Cost Per Square: Complete Material Price Guide
• How to Measure Your Roof: DIY Methods and Pro Tips
• Roofing Terminology Glossary: 100+ Terms Explained