Every Orlando homeowner asks the same first question, and every roofer gives the same unsatisfying answer: it depends. That answer is true, but it is not useful on its own. This guide explains exactly what it depends on, so you can read an estimate line by line and know whether it is fair.
The Seven Things That Set the Price
1. Roof area, measured in squares. Roofers price by the square, which is 100 square feet of roof surface. A roof’s surface is larger than the home’s footprint because of pitch and overhangs. A single-story 2,000-square-foot Orlando home commonly has 25 to 30 squares of roof; a two-story home with the same floor area has less roof, not more.
2. Pitch and complexity. Steep roofs need more safety equipment and slower work. Hips, valleys, dormers and multiple levels add cutting, flashing and waste. A simple gable roof and a complex hip roof of the same size can differ meaningfully in labor.
3. Material. Architectural shingle is the baseline in Central Florida. Standing seam metal costs more up front and lasts two to three times as long. Concrete and clay tile cost more than metal on most homes and need a structure that can carry the weight. Flat sections are priced separately as membrane work.
4. Tear-off and disposal. Florida code does not allow a new roof over an old one in most cases, so the old roof comes off. Two existing layers cost more to remove than one. Disposal is priced by weight; tile is heavy.
5. Decking. Plywood or plank decking that has rotted under an old leak must be replaced. Good estimates state a per-sheet price for decking replacement so there is no surprise change order.
6. Code upgrades. Florida’s building code requires secondary water barriers, specific nailing patterns and, in some cases, roof-to-wall strap upgrades on older homes. These are not optional and they show up as line items.
7. Permits and inspections. Orange, Seminole, Osceola and Lake counties, and the cities inside them, each charge permit fees. A licensed contractor pulls the permit in the company’s name, schedules the in-progress and final inspections and closes it out. If a roofer asks you to pull your own permit, stop.
What Is Not in the Price, and Should Not Be
- A charge for the estimate itself. Inspections and written estimates are free from any reputable Orlando roofer.
- A large deposit. Florida law (Fla. Stat. § 489.126) requires a contractor who collects more than 10 percent up front to apply for the permit within 30 days and start work within 90 days. A deposit far above that is a warning sign.
- Vague allowances. “Decking as needed” without a unit price is how change orders get out of hand.
Insurance Changes the Math
If the roof was damaged by wind, hail or a storm, part or all of the replacement may be an insurance claim rather than an out-of-pocket cost. The claim pays the replacement cost less your deductible, and Florida’s matching statute (Fla. Stat. § 626.9744) can require the carrier to replace more than the damaged slope if new materials would not match. Read the insurance claim assistance page before paying cash for a storm-damaged roof.
How to Get a Real Number
- Book a free inspection. The inspector measures the roof, checks decking and ventilation, and looks for storm damage.
- Read the written estimate for the seven items above. Every one should be visible.
- Ask about financing if the number is larger than planned. Most decisions come back the same day.
Frequently Asked Questions
How many squares is my roof?
Divide the roof’s surface area in square feet by 100. A satellite measurement or a free inspection gives the surface area, which is larger than the home’s footprint because of pitch and overhangs.
Is metal worth the extra cost in Orlando?
For a homeowner staying long term, usually yes: metal lasts two to three times as long as shingle, handles wind better and reflects heat. For a home being sold within a few years, shingle is the better spend.
Can I put a new roof over the old one to save money?
Florida code prohibits it in most residential cases, and it voids most manufacturer warranties. Tear-off is part of the job.
Talk to Sunny Roofing
Sunny Roofing is a veteran-owned, BBB A+ accredited, Florida-certified roofing contractor (CCC1333142) serving Orlando and Central Florida since 2018. Every job gets a dedicated project manager, a 15-year workmanship warranty and a cleanup guarantee. Book a free inspection online or call (561) 650-1355.