Can Florida HOAs Restrict Metal Roofs?

Florida HOAs cannot outright deny metal roofs if they meet hurricane protection standards under HB 293 and the Florida Building Code. However, they can still enforce aesthetic requirements like color, profile, and neighborhood consistency.

Metal Roofs Are Protected by Law, But HOA Rules Still Apply

Thanks to House Bill 293, your HOA can’t deny a roof just because it’s metal. If your system qualifies as hurricane protection and meets code, they’re legally required to approve it. 

But the fine print still matters. Here’s what every Florida homeowner should know:

• HOAs can still regulate appearance. Style, panel profile, and color must fit neighborhood standards.
• You must submit a formal application. And it needs to be detailed, professional, and bulletproof.
• Silence isn’t approval. If your board stalls or ghosts you, it could still be a legal issue.
• You have legal recourse. Mediation, attorney letters, or even CC&R amendments may be options.
• Metal roof types matter. Stone-coated is often approved. Corrugated? Not so much.

If you’re navigating this process or planning to, don’t assume legal protection is enough. You still have to play it smart, and present a case your HOA can’t ignore.

And if you do run into trouble, there’s a proven way to fight back (or avoid the fight entirely). Read till the end to know how. 

What Florida Law Now Says About HOA Roofing Restrictions (And What Changed Recently)

If you live in an HOA-regulated Florida neighborhood, you’ve probably heard mixed messages about metal roofs. 

Here’s the truth: the law has changed, and it now works in your favor.

1. House Bill 293: The 2024 Game-Changer for Florida Homeowners

Passed in 2024, House Bill 293 directly limits the power HOAs have over roof material selection. 

Specifically, it prohibits associations from denying homeowners the ability to install “hurricane protection”, a term that now includes metal roofs. 

As long as your roofing system complies with local building codes and any HOA-adopted specifications, they cannot flat-out deny your request.

2. “Hurricane Protection” Now Includes Metal Roofs

The term “hurricane protection” is no longer limited to shutters and impact-resistant windows. Florida law now recognizes metal roofing as a legitimate form of structural storm defense. 

This classification elevates your metal roof from a stylistic choice to a legally protected safety measure.

3. How the Florida Building Code and F.S. 720.3035 Back You Up

Florida Statute 720.3035 and updates to the Florida Building Code reinforce this shift. 

They require HOA boards and architectural committees to adopt specifications that conform to state-approved hurricane protection standards. 

If your roof meets the specs, meaning wind load ratings, material requirements, and structural integrity, they are obligated to approve it.

4. Misinterpretations by HOA Boards Still Cause Friction

Despite these clear guidelines, some HOA boards continue to deny metal roofs based on outdated or misapplied CC&Rs (Covenants, Conditions & Restrictions). 

Others incorrectly interpret the law as allowing them to reject metal roofs for aesthetic reasons, even when those roofs meet all technical and safety specifications. 

This is where many homeowners run into unnecessary resistance, and where knowing your legal footing becomes critical.

Knowing your rights under Florida law is the first step, but it’s not the whole story. 

While HOAs can’t block metal roofs just for being metal, they can still control how those roofs look. And that’s where the real friction often begins.

Your HOA Can’t Say No Just Because They Don’t Like Metal, But There’s a Catch

Just because Florida law protects your right to install a metal roof doesn’t mean you can pick any style you want. 

House Bill 293 ensures your access to hurricane-rated materials, but HOAs can still regulate how your roof looks.

1. Aesthetic Rules Still Matter: Color, Panel Type, Architectural Cohesion

HOAs can enforce appearance-based rules like roof color, panel type, and how well your roof fits the neighborhood. 

They can’t ban metal outright, but they can require it to blend with the community’s design standards.

2. Unified Neighborhood Style: When It’s Enforceable and When It’s Not

If your HOA has clear, written guidelines that apply to all homeowners equally, they can enforce them. 

But vague objections like “it doesn’t match” don’t hold legal weight, especially if other metal roofs are already present in your neighborhood.

3. Example: Standing Seam vs. Corrugated vs. Stone-Coated Metal

Standing seam roofs are sleek and modern, often HOA-approved. Corrugated metal looks more industrial and may be denied. 

Stone-coated metal mimics shingles or tiles, offering strong storm protection with a traditional look that helps win HOA approval.

4. What Happens If You Match Specs, But Still Get Denied?

If you meet all the specs and still get rejected, your HOA may be overstepping. 

You can request a formal reason for denial and appeal. If needed, legal action or mediation can help resolve the issue.

Even when your roof checks every box, design, material, compliance, some HOAs still push back or stall without cause. But rejection isn’t the only obstacle.

Sometimes, the hardest answer to deal with is no answer at all.

The Legal Grey Area: When Approval Isn’t Denied… but Isn’t Granted Either

You’ve done everything right, submitted your proposal, provided documentation, followed the rules. And then… silence. 

No approval. No rejection. Just a black hole of inaction.

1. The “No Response” Problem

Many HOAs delay difficult decisions by simply not making one. It’s a tactic that leaves homeowners uncertain and frustrated. 

And while it might seem harmless, it can create major setbacks, especially if your roof needs replacement due to damage or an expiring insurance policy.

2. What Florida Law Says About HOA Timeframes

Florida Statute 720.3035 doesn’t set a hard deadline, but most community documents outline a “reasonable” timeframe, typically 30 to 45 days, for architectural approvals. 

If your HOA misses that window without issuing a decision, they may be acting outside their authority.

Boards that fail to respond can create legal liability for the association, especially if the delay results in additional damage, increased costs, or lapses in insurance coverage.

3. What to Do When They Drag Their Feet

• Send a follow-up request. Ask in writing for an update and reference the date you submitted your proposal.
• Use certified delivery or email with a read receipt. You need a paper trail.
• Request clarification. Ask if additional documents are required.
• Escalate appropriately. If there’s still no action, you may be entitled to mediation or legal remedies under Florida law.

The goal is to compel a decision. Silence shouldn’t stall your project, or put your home at risk. 

Fortunately, there are clear steps you can take to keep things moving and avoid a drawn-out conflict.

And the best place to start? Submitting a proposal your HOA can’t ignore.

Helpful Resource → HOA Roofing Requirements in Florida | 2025 Guide

How to Get Your Metal Roof Approved Without a Legal Battle

Approaching your HOA with the right strategy is often the difference between a smooth approval and a bureaucratic nightmare.

Step-by-Step Guide to HOA Approval

1. Start with your CC&Rs. These documents outline the exact rules your HOA enforces. Look for roof material, color, and architectural standards.
2. Check the law. Make sure your roofing choice complies with local building codes and meets Florida’s hurricane protection standards under HB 293.
3. Craft your application. Build a compelling case.
4. Follow up proactively. Mark your calendar. If you don’t hear back within the timeframe, send a polite nudge.

What to Include in Your Proposal

• Product specifications and wind resistance ratings
• Manufacturer warranties
• Energy savings and insurance benefit info
• Side-by-side visuals or digital renderings
• Photos of similar roofs already approved nearby

These materials give your HOA confidence that your roof won’t disrupt aesthetics, or violate community standards.

Does “Approval” Mean You Can Start?

Not necessarily. 

Wait for written confirmation. Starting early, even with a perfect proposal, can lead to penalties or, worse, forced removal.

Why Some HOAs Stall (and How to Get Around It)

Board members may be unsure about legal changes or fear setting a precedent. Others may have internal disagreements. You can often avoid this by:

• Reaching out to individual board members for input before applying
• Asking what has worked in past approvals
• Offering to present your case at a board meeting

The more professionally and thoroughly you approach it, the harder it is for them to say no, or pretend you never asked.

What If Your HOA Flat-Out Refuses Your Metal Roof?

Let’s say you did everything right, your roof meets building code, aligns with neighborhood aesthetics, and complies with HB 293. But your HOA still says no. Now what?

1. Legal Options: Appeals, Mediation, and Attorney Letters

Start with the appeal process in your HOA’s rules, most allow for reconsideration or a board meeting. If that fails, mediation is a common next step. Still no progress? 

A legal letter citing HB 293 and the Florida Building Code often gets the board’s attention fast.

2. How to Know If Their Denial Crosses a Legal Line

Here’s what makes a denial potentially unlawful:

• They rejected your proposal without citing a specific design rule in their governing documents.
• They denied it based solely on the fact that it’s metal (a violation under HB 293).
• They provided no timeline, no explanation, and no opportunity for appeal.

If any of the above apply, the HOA may be overstepping its authority, and you may have legal grounds to push back.

3. When It’s Time to Rally the Neighborhood

Sometimes, the real problem is outdated CC&Rs that don’t reflect current law or roofing technology. If you’re not the only homeowner frustrated by roofing restrictions, it may be time to organize.

Start by speaking with neighbors who’ve faced similar issues. 

Then explore the amendment process in your HOA documents. It usually requires a majority vote, but once changed, the board must follow the new rules.

How Florida Roofing & Gutters Helps You Win the HOA Game

Navigating HOA approvals can feel like a maze, but you don’t have to go it alone. 

Florida Roofing & Gutters combines technical expertise with deep local experience to help homeowners secure approvals smoothly and confidently.

• We handle the paperwork that wins approvals. From architectural review packets to specification sheets and code compliance documentation, we assemble everything your HOA needs in one professional, easy-to-review package.
• We offer HOA-friendly metal roofing options. Our stone-coated steel systems deliver the durability of metal while mimicking the look of traditional shingles or tile, perfect for communities with strict aesthetic guidelines.
• Every product we install meets or exceeds hurricane standards. Our roofs are engineered for Florida’s toughest storms and come with the documentation to prove it, ideal for meeting the “hurricane protection” criteria under HB 293.
• We’ve been through this before, and won. With over 30 years in Florida construction, we’ve helped countless homeowners get past hesitant HOAs. Whether through better documentation or board presentations, we know how to speak their language.

At Florida Roofing & Gutters, we believe homeowners shouldn’t have to choose between safety and style, or between legal rights and neighborly approval. 

We’re here to make sure you don’t have to.

You Can Have Your Metal Roof, If You Play It Smart

Yes, Florida law is on your side, but that doesn’t mean you can skip the process. The smartest homeowners combine legal awareness with proactive preparation.

Start by knowing your rights.

House Bill 293 and the Florida Building Code give you the legal backing to install a metal roof that meets hurricane protection standards.

But don’t just rely on that. Come prepared.

Before submitting anything, build a solid proposal. Include everything your HOA might ask for: visual renderings, specs, warranties, and code documentation. Make it easy for them to say yes.

Need help getting your metal roof approved?

Florida Roofing & Gutters knows how to get it done legally, beautifully, and HOA-ready.

Contact us today or call 239-966-7663 to get started on a proposal your HOA can’t refuse. Let’s make your metal roof happen.