Florida roofing contract rules
What a Florida roofing contract must say, how long you can back out, how much a roofer may ask up front, when a lien can follow and what a roofer may do about your insurance claim. Each rule is quoted from the statute or agency rule. Checked 2026-10-09.
Short answer: You can cancel a Florida sale made away from the seller's office until midnight of the third business day after you sign (3 business days, Fla. Stat. §501.031(2)). The federal rule adds 3 business days for sales made at your home (16 CFR 429). If you pay more than 10 percent up front, the contractor must apply for permits in 30 days and start work within 90 days of the permits (Fla. Stat. §489.126(2)(a)). A contractor must record a claim of lien within 90 days after the last labour or materials (Fla. Stat. §713.08(5)). 19 rules on this page are quoted from official statutes, agency rules or regulator pages; 4 more are marked not confirmed.
State cancel period
3 business days
Fla. Stat. §501.031(2)
Deposit rule
10%
Fla. Stat. §489.126(2)(a)
Lien filing deadline
90 days
Fla. Stat. §713.08(5)
Written contract
Rule quoted
Fla. Stat. §489.1425(1)
Find your last day to cancel
Only the signing date is needed for the cancel dates. Add the other dates when they happen and the rules that start from them get a calendar day too. Counting starts the day after the date you enter.
Enter the signing date to see your dates.
Days are counted the way each rule defines them: federal “business days” skip Sundays and federal holidays and count Saturdays; where a state rule defines business days as Monday to Friday we skip Saturdays and Sundays; where a rule says business days without defining them, or just says “days”, we count every calendar day and show the earliest possible date. State holidays are not subtracted, so a real deadline can fall a day or two later than shown. If the last day lands on a weekend, do not wait for it. General information from public rules, not legal advice.
Florida against the other states
Calendar-day equivalents are used for the bars only (business days scaled by 7/5, months by 30, years by 365); the exact unit is in the tables.
Before you sign: Florida checklist
Every line below comes from a rule on this page. Tick a line as you check it.
Florida: written contract
| Rule | Number | Source |
|---|---|---|
| A residential repair contract over $2,500 must include a notice about the Florida Homeowners' Construction Recovery Fund. The fund may pay up to a limited amount if a licensed contractor's specified violations cost you money. |
$2,500 | Fla. Stat. §489.1425(1) Covers: Agreements for repair, restoration, improvement or construction of residential real property. |
Florida: right to cancel
The federal rule (16 CFR §429.1(a)) gives 3 business days for a sale made at your home. Rules of Florida below are added to it.
| Rule | Number | Source |
|---|---|---|
| You can cancel a Florida sale made away from the seller's office until midnight of the third business day after you sign. Florida defines a business day as any day except Sunday or a federal holiday (§501.021(2)); Saturday counts. |
3 business days counted from the day you sign |
Fla. Stat. §501.031(2) Covers: Home solicitation sales over $25 made away from the seller's fixed business location. Not a sale that results from your own request for specific goods or services. |
| Florida counts every day except Sundays and federal holidays as a business day for the 3-day right. | Fla. Stat. §501.021(2) Covers: Home solicitation sale provisions, ss. 501.021-501.055. | |
| The Florida 3-day right covers sales a roofer solicits in person away from its own office when the price is over $25. The definition leaves out a sale that results from the buyer's own request for specific goods or services. |
Fla. Stat. §501.021(1) Covers: Consumer goods or services over $25. | |
| The seller must return your payments within 10 days after you cancel. | 10 days counted from the date the rule names |
Fla. Stat. §501.041 Covers: Home solicitation sales that the buyer canceled. |
| In the 180 days after a Governor-declared emergency you can cancel a roof contract within 10 days of signing or by the official start date, whichever comes first. The official start date is the day roof work begins, a permit is issued or a temporary repair is made. Send the notice by certified mail or other provable mail to the address in the contract (§489.147(6)(c)). |
10 days counted from the day you sign |
Fla. Stat. §489.147(6)(a) Covers: Roof replacement or repair contracts for a residential property in the declared emergency area, signed within 180 days of the emergency events. |
| A roof contract signed during an emergency must carry a bold 14-point cancel notice above your signature line. | Fla. Stat. §489.147(6)(b) Covers: Roof contracts signed while a Governor's state of emergency is in effect. |
Florida: deposits and down payments
| Rule | Number | Source |
|---|---|---|
| If you pay more than 10 percent up front, the contractor must apply for permits in 30 days and start work within 90 days of the permits. This is not a cap on the deposit. It sets deadlines for the contractor once the deposit passes 10 percent. If the contractor misses them, send a written demand by certified mail (§489.126(2)(b)). |
10% | Fla. Stat. §489.126(2)(a) Covers: Residential repair, restoration, improvement or construction contracts. |
Florida: Mechanic's lien
| Rule | Number | Source |
|---|---|---|
| A direct contract over $2,500 on a house or a building of up to four units must include a bold construction-lien warning. The warning tells you to ask for written lien releases before you pay. |
$2,500 | Fla. Stat. §713.015(1) Covers: Direct contracts between an owner and a contractor. |
| A contractor must record a claim of lien within 90 days after the last labour or materials. | 90 days counted from the last day of work or delivery of materials |
Fla. Stat. §713.08(5) Covers: Any lienor under Florida's construction lien law, including a contractor in privity with the owner. |
| A recorded lien lapses after one year unless a lawsuit to enforce it has begun. An owner can shorten this to 60 days by serving a notice of contest of lien (§713.22(2)). |
1 year counted from the date the rule names |
Fla. Stat. §713.22(1) Covers: Liens under chapter 713, part I. |
| Before work starts, the owner records a notice of commencement with the county clerk. Ask your roofer whether the job needs one; the statute exempts some small jobs. |
Fla. Stat. §713.13(1)(a) Covers: Improvements that are not exempt under §713.02(5). |
Florida: insurance claims and your roofer
| Rule | Number | Source |
|---|---|---|
| Every Florida roof replacement or repair contract must tell you in bold to call your insurer before you sign. | Fla. Stat. §489.147(7) Covers: Contracts to replace or repair a roof of a residential property. | |
| A Florida contractor may not offer a deductible waiver, rebate, gift card or cash for a roof inspection or for filing a roof claim. Fines up to $10,000 per violation (§489.147(3)). |
Fla. Stat. §489.147(2)(b) Covers: Contractors dealing with residential property owners. | |
| Paying, waiving or rebating a deductible with intent to defraud is a third-degree felony in Florida; ads must say so. The ad must also say the consumer is responsible for any deductible, in at least 12-point type and at least half the size of the largest type in the ad. |
Fla. Stat. §489.147(1)(a) Covers: Written or electronic roof-claim advertising by a contractor. | |
| A Florida roofer may not interpret your policy or adjust your claim unless it holds a public adjuster licence. | Fla. Stat. §489.147(2)(d) Covers: Contractors working on a property insurance claim. | |
| A repair agreement tied to an insurance claim must come with a good-faith itemized estimate. The statute lists this among prohibited practices. |
Fla. Stat. §489.147(2)(e) Covers: Contractors providing a repair agreement for a property insurance claim. | |
| Policies issued on or after January 1, 2023 cannot assign claim benefits to a contractor; any attempt is void. Older policies could assign benefits only through a written agreement that allowed a 14-day cancel (§627.7152(2)). |
Fla. Stat. §627.7152(13) Covers: Residential and commercial property policies issued on or after Jan. 1, 2023. Subsection (11) carves out exceptions. |
The insurer’s own deadlines are on the Florida claim deadlines page.
Florida: after a disaster
| Rule | Number | Source |
|---|---|---|
| After the Governor declares an emergency, selling essential goods or services at an unconscionable price is unlawful. The statute defines 'commodity' to include lumber and services; there is no private right to sue under this section (§501.160(6)). |
Fla. Stat. §501.160(2) Covers: The area of the declared emergency, up to 60 days unless extended by executive order. |
What we could not confirm in Florida
- A cap on the deposit a Florida roofer may ask for: not confirmed. No fixed cap was found in §489.126 or the other sections read.
- A rule that every Florida roofing contract be written: not confirmed. Not found in the sections read (chapters 489, 501 part I and 713). The written notices above apply to contracts above $2,500.
- A right to cancel because the insurer denies the claim, outside the emergency window: not confirmed. Not found in §489.147 or §501. Only the emergency-window right was found.
- Notice to owner timing for suppliers and subcontractors: not confirmed. Chapter 713.06 text was fetched but the 45-day notice clause was not quoted in this session.
Florida contract questions
- How long can I cancel a roofing contract in Florida?
- Fla. Stat. §501.031(2): 3 business days, counted from the day you sign. The federal rule gives 3 business days for sales made at your home. The median across the 25 of 27 states with a confirmed number is about 4 calendar days (business days scaled by 7/5). Florida defines a business day as any day except Sunday or a federal holiday (§501.021(2)); Saturday counts.
- What are the deposit rules for a roofing job in Florida?
- Fla. Stat. §489.126(2)(a): If you pay more than 10 percent up front, the contractor must apply for permits in 30 days and start work within 90 days of the permits. This is not a cap on the deposit. It sets deadlines for the contractor once the deposit passes 10 percent. If the contractor misses them, send a written demand by certified mail (§489.126(2)(b)).
- What is a mechanic's lien on a house in Florida?
- Fla. Stat. §713.08(5): A contractor must record a claim of lien within 90 days after the last labour or materials.
- Can a roofer in Florida handle my insurance claim for me?
- Fla. Stat. §489.147(2)(d): A Florida roofer may not interpret your policy or adjust your claim unless it holds a public adjuster licence.
- Can a roofer in Florida waive my insurance deductible?
- Fla. Stat. §489.147(2)(b): A Florida contractor may not offer a deductible waiver, rebate, gift card or cash for a roof inspection or for filing a roof claim. Fines up to $10,000 per violation (§489.147(3)).
Why contracts get signed fast after a Florida hailstorm
NOAA lists 15 Florida cities in our data with 175 city-days of hail at 1 inch or more since 2014; the largest stone was 3.0 inches and the busiest month is Mar.
Florida cities we cover
| City | Cost | Roofers |
|---|---|---|
| Cape Coral | Roof age | Roofers in Cape Coral |
| Clearwater | Roof age | Roofers in Clearwater |
| Daytona Beach | Roof age | Roofers in Daytona Beach |
| Deltona | Roof age | Roofers in Deltona |
| Fort Myers | Roof age | Roofers in Fort Myers |
| Gainesville | Roof age | Roofers in Gainesville |
| Lakeland | Roof age | Roofers in Lakeland |
| Melbourne | Roof age | Roofers in Melbourne |
| Ocala | Roof age | Roofers in Ocala |
| Palm Bay | Roof age | Roofers in Palm Bay |
| Palm Coast | Roof age | Roofers in Palm Coast |
| Pensacola | Roof age | Roofers in Pensacola |
| Port St. Lucie | Roof age | Roofers in Port St. Lucie |
| Sarasota | Roof age | Roofers in Sarasota |
| Tallahassee | Roof age | Roofers in Tallahassee |
Where each Florida rule comes from
| Rule | Source | Read |
|---|---|---|
| Written contract: $2,500 A residential repair contract over $2,500 must include a notice about the Florida Homeowners' Construction Recovery Fund. |
Fla. Stat. §489.1425(1) statute text Quote“Each agreement or contract for repair, restoration, improvement, or construction to residential real property must contain a written statement explaining the consumer’s rights under the recovery fund, except where the value of all labor and materials does not exceed $2,500.” |
2026-10-09 official page |
| Right to cancel: 3 business days You can cancel a Florida sale made away from the seller's office until midnight of the third business day after you sign. |
Fla. Stat. §501.031(2) statute text Quote“you may cancel this agreement by providing written notice to the seller in person, by telegram, or by mail. This notice must indicate that you do not want the goods or services and must be delivered or postmarked before midnight of the third business day after you sign this agreement.” |
2026-10-09 official page |
| Right to cancel: no fixed number Florida counts every day except Sundays and federal holidays as a business day for the 3-day right. |
Fla. Stat. §501.021(2) statute text Quote““Business day” means any calendar day except Sunday or a federal holiday.” |
2026-10-09 official page |
| Right to cancel: no fixed number The Florida 3-day right covers sales a roofer solicits in person away from its own office when the price is over $25. |
Fla. Stat. §501.021(1) statute text Quote“a sale, lease, or rental of consumer goods or services with a purchase price in excess of $25 ... in which: (a) The seller or a person acting for him or her engages in a personal solicitation of the sale, lease, or rental at a place other than at the seller’s fixed location business establishment” |
2026-10-09 official page |
| Right to cancel: 10 days The seller must return your payments within 10 days after you cancel. |
Fla. Stat. §501.041 statute text Quote“Within 10 days after a home solicitation sale has been canceled or an offer to purchase revoked, the seller must tender to the buyer any payments made by the buyer” |
2026-10-09 official page |
| Right to cancel: 10 days In the 180 days after a Governor-declared emergency you can cancel a roof contract within 10 days of signing or by the official start date, whichever comes first. |
Fla. Stat. §489.147(6)(a) statute text Quote“A residential property owner may cancel a contract to replace or repair a roof without penalty or obligation within 10 days after the execution of the contract or by the official start date, whichever comes first, if the contract was entered into within 180 days of events that are the subject of a declaration of a state of emergency by the Governor” |
2026-10-09 official page |
| Right to cancel: no fixed number A roof contract signed during an emergency must carry a bold 14-point cancel notice above your signature line. |
Fla. Stat. §489.147(6)(b) statute text Quote“A contractor executing a contract during a declaration of a state of emergency to replace or repair a roof of a residential property must include or add as an attachment to the contract the following language, in bold type of not less than 14 points, immediately before the space reserved for the signature of the residential property owner” |
2026-10-09 official page |
| Deposits and down payments: 10% If you pay more than 10 percent up front, the contractor must apply for permits in 30 days and start work within 90 days of the permits. |
Fla. Stat. §489.126(2)(a) statute text Quote“A contractor who receives, as initial payment, money totaling more than 10 percent of the contract price for repair, restoration, improvement, or construction to residential real property must: 1. Apply for permits necessary to do work within 30 days after the date payment is made” |
2026-10-09 official page |
| Mechanic's lien: $2,500 A direct contract over $2,500 on a house or a building of up to four units must include a bold construction-lien warning. |
Fla. Stat. §713.015(1) statute text Quote“Any direct contract greater than $2,500 between an owner and a contractor, related to improvements to real property consisting of single or multiple family dwellings up to and including four units, must contain the following notice provision printed in no less than 12-point, capitalized, boldfaced type” |
2026-10-09 official page |
| Mechanic's lien: 90 days A contractor must record a claim of lien within 90 days after the last labour or materials. |
Fla. Stat. §713.08(5) statute text Quote“The claim of lien may be recorded at any time during the progress of the work or thereafter but not later than 90 days after the final furnishing of the labor or services or materials by the lienor.” |
2026-10-09 official page |
| Mechanic's lien: 1 year A recorded lien lapses after one year unless a lawsuit to enforce it has begun. |
Fla. Stat. §713.22(1) statute text Quote“A lien provided by this part does not continue for a longer period than 1 year after the claim of lien has been recorded or 1 year after the recording of an amended claim of lien that shows a later date of final furnishing of labor, services, or materials, unless within that time an action to enforce the lien is commenced in a court of competent jurisdiction.” |
2026-10-09 official page |
| Mechanic's lien: no fixed number Before work starts, the owner records a notice of commencement with the county clerk. |
Fla. Stat. §713.13(1)(a) statute text Quote“an owner or the owner’s authorized agent before actually commencing to improve any real property, or recommencing completion of any improvement after default or abandonment, whether or not a project has a payment bond complying with s. 713.23 , shall record a notice of commencement in the clerk’s office” |
2026-10-09 official page |
| Insurance claims and your roofer: no fixed number Every Florida roof replacement or repair contract must tell you in bold to call your insurer before you sign. |
Fla. Stat. §489.147(7) statute text Quote“A contractor executing a contract to replace or repair a roof of a residential property must include in the contract, or add as an attachment to the contract, the following language in bold type of not less than 14 points on the page reserved for the signature of the residential property owner” |
2026-10-09 official page |
| Insurance claims and your roofer: no fixed number A Florida contractor may not offer a deductible waiver, rebate, gift card or cash for a roof inspection or for filing a roof claim. |
Fla. Stat. §489.147(2)(b) statute text Quote“Offering to a residential property owner a rebate, gift, gift card, cash, coupon, waiver of any insurance deductible, or any other thing of value in exchange for: 1. Allowing the contractor to conduct an inspection of the residential property owner’s roof; or 2. Making an insurance claim for damage to the residential property owner’s roof.” |
2026-10-09 official page |
| Insurance claims and your roofer: no fixed number Paying, waiving or rebating a deductible with intent to defraud is a third-degree felony in Florida; ads must say so. |
Fla. Stat. §489.147(1)(a) statute text Quote“It is insurance fraud punishable as a felony of the third degree for a contractor to knowingly or willfully, and with intent to injure, defraud, or deceive, pay, waive, or rebate all or part of an insurance deductible applicable to payment to the contractor for repairs to a property covered by a property insurance policy” |
2026-10-09 official page |
| Insurance claims and your roofer: no fixed number A Florida roofer may not interpret your policy or adjust your claim unless it holds a public adjuster licence. |
Fla. Stat. §489.147(2)(d) statute text Quote“Interpreting policy provisions or advising an insured regarding coverages or duties under the insured’s property insurance policy or adjusting a property insurance claim on behalf of the insured, unless the contractor holds a license as a public adjuster pursuant to part VI of chapter 626.” |
2026-10-09 official page |
| Insurance claims and your roofer: no fixed number A repair agreement tied to an insurance claim must come with a good-faith itemized estimate. |
Fla. Stat. §489.147(2)(e) statute text Quote“Providing an insured with an agreement authorizing repairs without providing a good faith estimate of the itemized and detailed cost of services and materials for repairs undertaken pursuant to a property insurance claim.” |
2026-10-09 official page |
| Insurance claims and your roofer: no fixed number Policies issued on or after January 1, 2023 cannot assign claim benefits to a contractor; any attempt is void. |
Fla. Stat. §627.7152(13) statute text Quote“a policyholder may not assign, in whole or in part, any post-loss insurance benefit under any residential property insurance policy or under any commercial property insurance policy as that term is defined in s. 627.0625 (1), issued on or after January 1, 2023. An attempt to assign post-loss property insurance benefits under such a policy is void, invalid, and unenforceable.” |
2026-10-09 official page |
| After a disaster: no fixed number After the Governor declares an emergency, selling essential goods or services at an unconscionable price is unlawful. |
Fla. Stat. §501.160(2) statute text Quote“Upon a declaration of a state of emergency by the Governor, it is unlawful and a violation of s. 501.204 for a person or her or his agent or employee to rent or sell or offer to rent or sell at an unconscionable price within the area for which the state of emergency is declared: (a) Any essential commodity including, but not limited to, supplies, services, provisions, or equipment that is necessary for consumption or use as a direct result of the emergency.” |
2026-10-09 official page |
Nearby states
Georgia, Alabama, South Carolina, North Carolina or all states.
Related: Florida claim deadlines, Florida roofers, insurer roof-age rules.