Florida Metal Roofing Codes: FBC Compliance Made Simple

Jun 23, 2025

Florida metal roofing must follow strict building codes, especially in HVHZ zones like Miami-Dade and Broward, including specific fasteners, sealed seams, uplift resistance, and underlayment. Miss even one requirement, and you risk failed inspections, denied insurance claims, or a complete re-roof.

Florida Metal Roofing: The Must-Know Code Essentials

Florida’s Building Code (FBC) is strict and storm-tested. Miss a detail, and you could face inspection failures, denied insurance claims, or a full re-roof you didn’t budget for.

Here’s what you absolutely need to know:

Fasteners: Must follow RAS 117 & 137 spacing rules, tighter near edges, especially in HVHZ zones
Underlayment: Two-ply peel-and-stick required in HVHZ; mechanical okay in non-HVHZ with proper seals
Panel Assembly: RAS 133 requires sealed seams and mechanical locking (standing seam preferred)
Wind Resistance: Full system must meet uplift pressure tested under TAS 125 and FBC 1609.6.2.1.1
25% Rule: Replace more than 25% of your roof? You’re legally on the hook for a full code upgrade
Local Variations: Miami-Dade rules may apply even outside county lines; HOA restrictions can complicate compliance

That’s the quick-hit version. But if you want a roof that holds under real-world Florida weather read on.

We’re breaking down every code, rule, and gotcha that could make or break your metal roof.

It’s knowledge built from decades in the field. And it’s exactly how Florida Roofing and Gutters has helped homeowners meet code and pass inspections across the state, storm after storm.

Why Florida’s Roofing Codes Are Tougher Than Most States

Our state’s Building Code (FBC) is one of the strictest in the country, because it has to be.

With hurricanes, tropical storms, and salt-heavy air as part of everyday life, your roof needs more than good looks, it needs serious muscle.

FBC = survival standard: Every few years, the code gets stricter. Roofs must resist high winds, water intrusion, blistering heat, and corrosion.
Metal roofs must prove it: To pass inspection, your system needs certified fasteners, uplift-tested panels, sealed seams, and corrosion-resistant materials.
Local code adds pressure: The FBC sets the floor, not the ceiling. Counties like Miami-Dade may demand HVHZ-rated materials, even outside official zones.
Surprise fails happen: We’ve seen technically “code-compliant” roofs fail inspection due to small local enforcement quirks or installer oversights.

State code sets the baseline, but enforcement often comes down to how things are handled in your specific zip code. That’s where many homeowners run into trouble.

And that brings us to one of the most misunderstood (and most expensive) divides in Florida roofing: HVHZ vs. non-HVHZ requirements.

What Florida Building Code Actually Requires for Metal Roofs (HVHZ & Non-HVHZ)

Florida’s roofing code is no guessing game, especially if you live near the coast.

Whether you’re in an official HVHZ zone or just a high-risk wind area, your roof must meet specific technical standards defined in the Florida Building Code (FBC).

Here’s exactly what the FBC says you need for a code-compliant metal roof:

1. Fastener Spacing & Type

Code Reference: Roof Application Standard (RAS) 117 & 137
HVHZ Zones: Requires tighter fastener spacing, especially at corners, edges, and ridges (as close as 6 inches)
Non-HVHZ: Allows slightly wider spacing, but must still match wind uplift zone

2. Underlayment Requirements

Code Reference: FBC Residential Section R905.1.1.1
HVHZ Zones: Mandatory 2-ply underlayment, typically a peel-and-stick (self-adhered) membrane system
Non-HVHZ: Mechanically attached underlayment may be allowed, but must follow minimum overlap and seal specs

3. Seam & Panel Assembly

Code Reference: Roof Application Standard (RAS) 133
Panels must use continuous seam seals and mechanical locking methods
Corrugated panels require extra anchoring; standing seam panels are often preferred for strength and compliance

4. Wind Uplift Resistance

Code Reference: FBC Section 1609.6.2.1.1, tested via TAS 125
The entire roofing system, from decking to panel attachment, must resist uplift pressures based on your wind zone
Uplift testing confirms the performance of the full assembly

HVHZ Jurisdiction: Know Your Zone

HVHZ Zones: Officially includes Miami-Dade and Broward counties
Some inspectors apply HVHZ-level standards in other high-risk coastal zones even if you’re outside those counties

How to Confirm Your Zone: Check your address using the Florida Building Code Map Portal or call your local building department.

The easiest move? Ask a licensed roofing contractor to verify it during your initial inspection.

Bottom line: Florida code is a hard requirement designed to protect your home and your finances. Missing just one of these specs can mean failed inspections, denied insurance discounts, and costly mistakes.

Want to see what full code-compliance looks like in action? Let’s break that down next.

What a Code-Compliant Metal Roof Looks Like That Can Survive Florida Storms

Here’s what truly separates a code-compliant metal installation, storm-ready roof from a risky one.

1. Panel Choice: Not All Metal Is Equal

Standing seam panels feature concealed fasteners and interlocking seams. They’re code favorites in HVHZ zones for a reason, minimal exposure, maximum strength.
Corrugated panels may save money upfront but require tighter fastener spacing and more upkeep. In storm zones, they must be installed with exacting precision to pass inspection.

2. Fasteners: Your Roof’s Weakest (or Strongest) Link

Corner and edge zones need fasteners as close as 6″ apart due to uplift pressure.
Field areas can be 12″ apart, but spacing must match your wind zone’s requirements.
Missing or misaligned fasteners are a top cause of roof failures, and inspection flunks.

3. Underlayment: Your Invisible Armor

Florida code requires peel-and-stick or mechanically attached membranes, especially in HVHZ.
Two-layer systems may be required on low-slope roofs.
Your old underlayment from a shingle roof? It almost certainly won’t cut it.

4. Flashing and Crickets: Often Missed, Always Critical

Crickets (small ridges) are mandatory behind chimneys wider than 30″.
Flashing must be watertight around valleys, penetrations, and edges, anything less invites leaks.
Most failed metal roofs we inspect? Flashing was the weak link.

5. Ventilation: Code-Required and Hurricane-Tested

Florida mandates either a 1/150 or 1/300 ventilation ratio, depending on attic setup and vapor barriers.
Ridge and soffit vents are required; bathroom fan vents don’t count.
Poor ventilation leads to overheating, mold, and early roof failure.

6. Energy Code Perks: Cool Roofing and Light Colors

Light-colored panels reflect sunlight, keeping your attic cooler and lowering energy bills.
Reflective coatings may help meet Florida energy efficiency codes, and qualify for insurance or tax incentives.

7. Coastal Zones: Corrosion Protection Is a Must

If you’re near salt air, use aluminum panels or PVDF-coated steel, both resist rust far better than galvanized metal.
Rinse the roof after storms to remove salt deposits and extend lifespan.
This small step can mean the difference between a 15-year roof and a 40-year one.

8. Gutter Attachments: Your Roof’s Unsung Hero

Gutters must be hurricane-strapped, properly pitched, and spaced to resist uplift.
Cheap brackets can tear off fascia boards and compromise the roof’s edge integrity.

A storm-resistant metal roof in Florida is about precision, code knowledge, and long-term thinking. Done right, your roof can survive the next storm and earn every bit of its insurance discount too.

But even the best-looking roof can fail if the hidden layers underneath don’t measure up.

The make-or-break elements are buried in the fine print of Florida’s building code. Details that most contractors never even bring up. Let’s pull back the layers and expose what really keeps your roof (and inspection) intact.

The Hidden Layers of Roofing Code That Most Contractors Don’t Mention

Most roofers focus on the obvious, shingles, panels, and warranties.

But the details that actually determine whether your roof passes inspection? They’re the ones buried beneath the surface.

Ventilation: The Silent Roof Killer

Florida code requires either:

1/150 ratio = 1 sq. ft. of ventilation per 150 sq. ft. of attic floor
1/300 ratio = allowed with balanced intake/exhaust or a vapor barrier

Ignoring this can lead to trapped heat, mold, and a failed inspection.

Secondary Water Barriers: Your Last Line of Defense

In HVHZ zones, peel-and-stick membranes are often required beneath the panels.

These barriers seal tight even if your outer roofing is blown off. Many roofers skip this step, but Florida storms won’t.

Your Bathroom Fan Doesn’t Count

Here’s a common misunderstanding: homeowners think any vent in the attic counts toward code-required airflow. But that bathroom fan?

It vents humidity from inside your house, not hot air from your attic.

Florida’s code is crystal clear, roofing ventilation must come from specific intake and exhaust sources, like soffit vents and ridge vents. This distinction is often missed and can make or break a passing inspection.

Gutter Attachments: Small Detail, Big Impact

Florida code requires gutters to be:

Hurricane-strapped
Properly pitched
Spaced for uplift resistance

Cheaply installed gutters can tear off fascia boards and start a chain reaction of damage during storms.

It’s these behind-the-scenes code requirements, venting, water barriers, even gutter brackets, that often make or break a roof in Florida.

But sometimes, the issue isn’t how your roof is built, it’s how much of it is being repaired.

That’s where one of Florida’s most expensive code surprises comes into play: the 25% Rule.

The 25% Roof Replacement Rule And How It Affects You

In Florida, roofing decisions depend not only on what’s damaged, but on how much.

And if you’ve never heard of the 25% Rule, it could unexpectedly turn a small repair into a full roof replacement.

What it means: If more than 25% of your roof is repaired or replaced within a 12-month period, Florida Building Code Section 706.1.1 requires the entire roof to be brought up to current code.
How it affects metal roofs: Even if your metal panels are fine, outdated fasteners or underlayment could force a full replacement if the affected area crosses that 25% threshold.
Why it catches homeowners off guard: Many people approve partial repairs thinking they’re saving money, only to find out mid-permit or during inspection that they now owe for a full re-roof.

Our advice: Always have a licensed roofer assess your damage and your existing code compliance first.

Knowing the 25% Rule ahead of time, and where it’s written in the code, can save you a serious financial surprise.

Code Compliance Could Save Your Life (and Wallet)

A roof can look flawless from the street, but still collapse under pressure.

In Florida, building code exists for a reason: to protect your home from storms and your wallet from insurance nightmares.

What Goes Wrong With Non-Compliant Roofs:

Wind uplift at edges and corners
Leaks from poor flashing or seam sealing
Moisture damage leading to mold and rot

The Reward For Doing It Right:

Wind mitigation insurance discounts
Eligibility requires documented compliance with:
- HVHZ-approved materials
- Proper fastener spacing and uplift resistance
- Self-adhered underlayments
- Roof-to-wall connection upgrades

Why Insurance Claims Get Denied:

Fasteners too far apart
Unapproved panels
Underlayment that doesn’t meet FBC

Bottom line: When the storm clears, adjusters don’t guess, they inspect. Code compliance is about ensuring your roof performs when it matters most.

Of course, building to code is just the foundation.

The true challenge begins when your local inspector, or HOA, starts flipping through the fine print. Because in Florida, passing inspection depends on how the rules are applied where you live.

Helpful Resource → HOA Roofing Requirements in Florida | 2025 Guide

Local Nuances That Could Make or Break Your Roof Inspection

Meeting Florida’s state code is just step one. The real challenge is local interpretation.

Miami-Dade Approval Is Required

Florida’s toughest product testing: uplift resistance, wind simulations, water intrusion
Even outside Miami-Dade, many counties treat their list as the gold standard
Using a product that’s FBC-approved, but not Miami-Dade-approved, can still fail inspection

HOAs vs. Building Code

Some HOAs restrict safer materials in favor of aesthetics
Homeowners are often caught between code compliance and architectural rules
The right roofing team can often resolve both without compromise

When “Approved” Still Fails

Local inspectors may require stricter fastener patterns or edge details
We’ve seen “to-code” roofs flagged in counties like Collier due to overlooked local nuances

Navigating these fine lines and building to spec helps you stay in legal compliance and within HOA boundaries, avoiding delays, surprise costs, or rejected approvals.

That’s why many homeowners in Southwest Florida turn to Florida Roofing and Gutters.

After years of working with local inspectors and neighborhood boards, we know what’s likely to get the green light, and what might slow things down.

Is Your Metal Roof Truly Code-Compliant?

In Florida, a metal roof is a storm defense system.

The difference between one that protects and one that fails lies in the code you don’t see and the corners you never knew were cut.

At Florida Roofing and Gutters, we’ve spent over 30 years turning complex regulations into rock-solid installs. We manage the details others overlook, the approvals they bypass, and the inspections they fail.

For us, it’s about protecting your home and our reputation. When the next storm rolls in, your roof should be the last thing on your mind.

Want a metal roof built to Florida code from day one?

👉Contact Florida Roofing and Gutters and we’ll make sure it’s ready for whatever comes next.