Reroofing in Florida: Shingle vs Tile vs Metal, By the Numbers
Architectural shingle is the cheapest and fastest install (20 to 25 year life). Concrete tile is the Florida standard for HOA communities (40 to 50 year life). Standing seam metal carries the best wind ratings and lasts 40 to 60 years. Pick on hold period, HOA rules, and insurance discount, in that order.
How much does each system cost installed in Florida?
Indicative 2026 pricing per square foot installed on an average 2,500 square foot home: architectural shingle $5 to $8, concrete tile $11 to $18, clay tile $14 to $22, standing seam metal $12 to $20, stone-coated steel $10 to $16. Roof complexity, pitch, and tear-off scope move every number.
How long does each system last in Florida sun?
Architectural shingle 20 to 25 years (the rated 30 rarely happens in Florida UV). Concrete tile 40 to 50 years with periodic underlayment replacement. Clay tile 50+ years. Standing seam metal 40 to 60 years. Stone-coated steel 35 to 45 years.
How long does the install take?
Single-family shingle reroof is one to three days. Tile takes three to five days because of the weight and the underlayment system below. Metal is two to four days for standing seam, two to three for stone-coated steel.
Which option gets the best insurance discount?
Metal and tile typically earn the largest wind mitigation discounts when paired with proper hip-to-ridge nailing, secondary water barrier, and impact-rated openings. Document everything on form OIR-B1-1802. Discounts typically run 10 to 30 percent of the wind portion of the premium.
What about HOA approval?
Most Florida HOAs require ARC submittal with shingle color, manufacturer, and profile. Tile communities almost always restrict color and profile to match neighbors. Metal is increasingly approved in master-planned communities but still requires submittal. We handle the package and ARC meetings as part of the project.
- →Shingle wins on speed and cost.
- →Tile is the long-life Florida standard.
- →Metal carries the best wind ratings.
- →Insurance discounts favor metal and tile.
- →HOA submittal is part of the job, not your homework.
Related field notes.
Florida Impact Windows: What to Buy, What to Skip, and What Insurance Actually Discounts
Buy laminated impact glass with an aluminum or vinyl frame rated for your county's design pressure. Skip shutters as a long-term solution. Most Florida carriers discount premiums 20 to 45 percent for full impact-window homes, which usually pays back the install in 7 to 12 years.
Designing Kitchen Remodels for Florida Coastal Homes: Materials That Survive Humidity and Salt
Coastal Florida humidity destroys particle-board cabinetry in five to eight years. Spec marine-grade plywood boxes, soft-close stainless hardware, quartz over marble, and porcelain over hardwood floors. Spending 15 to 20 percent more on materials upfront cuts replacement frequency in half.
Florida Exterior Paint That Actually Lasts: Brands, Sheens, and Prep That Move the Needle
Florida sun, salt, and humidity destroy a typical exterior paint job in three to five years. Spec a 100 percent acrylic latex from Sherwin Williams Emerald, Benjamin Moore Aura, or PPG Manor Hall, in a satin or low-sheen finish, over properly prepped and primed stucco. Done right, the job lasts 8 to 12 years.