A typical roofing project in South Florida takes 4 to 8 weeks from initial inspection to final permit closeout. Here's what you need to know:
Payment Schedule: 30% deposit | 30% after inspection | 30% during installation | 10% at completion
GET A FREE QUOTEBelow is a visual breakdown of the five main phases in a typical South Florida roofing project. Each phase represents a critical milestone in your project journey.
Your investment is divided into four strategic payment milestones, aligned with project phases. This structure protects both you and your contractor.
This four-step payment structure aligns with actual work phases and county permit inspections, ensuring fairness and transparency.
Your roofing project begins with a thorough inspection. A licensed Bigfoot technician will visit your home, conduct a visual assessment of your existing roof, measure the square footage, and take photographs to document current conditions.
Key Point for South Florida: As a licensed general contractor (GC #CGC1531370), Bigfoot is equipped to handle any issues that come up during your project. If we discover rotted decking, damaged trusses, or improper fastening during installation, we fix it in-house—rather than pausing your project and hiring a subcontractor.
Once you approve the estimate, we prepare your permit application. This step varies significantly depending on whether your roof is a simple re-roof (asphalt shingles, no structural work) or a full replacement with decking repairs.
Permit approval timelines vary significantly by jurisdiction. See our county-by-county breakdown below for specific timelines.
Bigfoot Advantage: We have established relationships with Miami-Dade, Broward, and Palm Beach building departments. We know which contractors cut corners and which ones do proper work. Our reputation for thorough, code-compliant installations means our permits move faster because inspectors know our work will pass.
After the county approves your permit, we schedule material delivery and finalize logistics. Materials (shingles, underlayment, fasteners, flashing) are delivered and staged on-site. We confirm the weather forecast, lock in your installation dates, and notify your neighbors as a courtesy. This prep work typically takes 1–2 days and happens seamlessly before installation begins.
Installation is the most visible phase. Our crew removes the old roof (if applicable), prepares the decking, installs two layers of underlayment per Florida Building Code, and places your new roofing material.
Timeline Variations: A 2,000 sq. ft. asphalt shingle roof typically takes 3–4 days. Metal roofs may take 5–7 days due to seaming and fastener requirements. Tile roofs require careful placement and can take 5–10 days. Minor decking repairs (a few sheets of plywood) are handled during the normal installation flow and do not extend your timeline. Major structural repairs (extensive decking replacement, truss reinforcement, hurricane strap installation) may add 1–3 days if discovered during tear-off.
Bigfoot Standard: We use hurricane-rated fasteners and two-layer underlayment on all South Florida roofs, even if your home isn't technically in HVHZ. This protects you during hurricane season (June 1–November 30) and maximizes roof lifespan.
Once installation is complete, the county building inspector schedules a final inspection. They verify that all work complies with Florida Building Code, proper materials were used, and code requirements are met.
If any items are incomplete, the inspector issues a punch list. Common items include:
Bigfoot Approach: We perform our own quality walk-through before the county inspection. This catches issues early and prevents re-inspection delays. Most of our jobs pass the county inspection on the first attempt.
After the inspector approves your roof and signs off, the permit is closed. This is the final administrative step and legally completes your project.
Why This Matters: Your homeowners insurance may require proof of permit closure when you file a roof claim. A properly closed permit protects you and increases your home's resale value. Never accept a job without final permit closure.
South Florida's three main counties—Miami-Dade, Broward, and Palm Beach—each have different permit processes and timelines. Understanding your county's requirements helps you plan and budget your project timeline.
Miami-Dade County Building Department serves the unincorporated areas of Miami-Dade, but there are 34 incorporated cities with their own building departments (Miami Beach, Doral, Coral Gables, etc.). Each city has slightly different timelines.
Source: Miami-Dade County Building Department
Broward County Building Department handles permitting for unincorporated Broward, plus 29 incorporated municipalities (Fort Lauderdale, Deerfield Beach, Sunrise, etc.). Broward's process is generally streamlined but slightly slower than Miami-Dade's e-permitting.
Source: Broward County Building Permits
Palm Beach County Building Department offers one of the most efficient digital permit processes in South Florida via the ePZB online platform. Permits can be submitted and tracked 24/7.
Source: Palm Beach County Building Department
| Factor | Miami-Dade (Unincorporated) | Broward (Unincorporated) | Palm Beach (Unincorporated) |
|---|---|---|---|
| Plan Review Time | 1–10 days (same-day for simple); up to 3 mo for structural | 2–4 weeks | 2–4 weeks (same-day possible for simple) |
| Online Platform | Yes, with e-Permitting option | Yes, online portal | Yes, ePZB (24/7) |
| HVHZ Status | Entire county — stricter standards | Entire county — stricter standards | Northern areas — verify your address |
| Structural Work Delay | +1–3 weeks beyond simple re-roof | +1–2 weeks | +1–2 weeks |
| Final Inspection Window | 5–10 business days after request | 5–7 business days after request | 3–5 business days after request |
| Typical Total Timeline | 3–8 weeks (varies widely) | 4–6 weeks | 4–5 weeks |
On December 31, 2023, Florida adopted the 8th Edition of the Florida Building Code (FBC 2023). All new roofing work must comply with this code. If you're replacing a roof in 2026, these requirements apply to your project.
One of the most significant changes in FBC 8th Edition is the requirement for two layers of underlayment on all asphalt shingle and metal roof panel installations.
Cost Impact: Two-layer underlayment adds ~$0.50–$1.00 per square foot to your roofing cost. This is mandatory and non-negotiable.
Bigfoot Approach: We use two-layer underlayment on all South Florida roofs, even pre-2023 jobs. It's the smart way to protect your home from hurricane-driven rain and extend roof lifespan.
Miami-Dade and Broward Counties are entirely within HVHZ (as defined by Florida Building Code). Palm Beach County has HVHZ areas in the north; southern Palm Beach does not. HVHZ standards are stricter than standard Florida code.
Source: Florida Department of Financial Services — High Velocity Hurricane Zone Standards
Florida Building Code requires specific inspections and documentation at each phase. Here's what your contractor must provide before the county will close your permit.
Bigfoot Standard: We maintain all required documentation and provide a complete project file to you at closeout. This protects your warranty and insurance claims for years to come.
The timeline ranges above (3–8 weeks) account for typical conditions. Several factors can extend or compress your project timeline. Here's what impacts your schedule.
Your roofing material affects both installation time and permit complexity.
Permit processing time is similar for all materials, but installation timeline varies significantly.
Sometimes during tear-off, our crew discovers rotted decking, damaged trusses, or missing structural reinforcement that wasn't visible before. This is reactive—we don't plan for it, but we're fully prepared to handle it.
South Florida's weather impacts roofing timelines significantly.
Planning Tip: If you need roof work, schedule inspections and permitting in winter (December–February) so work begins before hurricane season. Avoid starting in June or July.
Source: National Oceanic and Atmospheric Administration (NOAA) — Hurricane Forecasts
Your contractor's experience and communication style dramatically impact timeline.
When you choose Bigfoot Windows & Roofing, you're not just getting a roofing contractor—you're getting a licensed general contractor with structural expertise, strong county relationships, and a commitment to transparency. Here's why that matters for your timeline.
Bigfoot's General Contractor License (FL #CGC1531370) means we can handle any structural issue that comes up during your roofing project. If our crew discovers rotted decking, damaged trusses, or missing hurricane straps during tear-off, we fix it on the spot—no subcontractors, no delays.
Most roofing contractors are licensed only for roofing. When they discover structural damage mid-project, they must pause your job, hire a GC subcontractor, coordinate schedules, and deal with miscommunication. This adds 1–2 weeks to your timeline and inflates costs.
Bigfoot Difference: Structural issues are handled reactively and immediately by our crew the moment they're discovered. No project delays, no subcontractor mark-ups, no confusion.
Many South Florida homes, especially older ones, lack proper hurricane straps connecting the roof truss to the wall. FBC 8th Edition and HVHZ standards increasingly require these reinforcements.
When hurricane straps are needed, Bigfoot installs them as part of your roofing project. If we discover your truss-to-wall connections are missing or inadequate during installation, we handle the upgrade right then and there. This is faster and cheaper than hiring a separate contractor after the fact.
Benefit: Your home is more hurricane-resistant; your roof lasts longer; insurance companies may offer discounts for structural upgrades.
We've submitted hundreds of permits to Miami-Dade, Broward, and Palm Beach Building Departments. We know:
Result: Your permit moves through the system quickly. Bigfoot permits rarely get rejected or delayed because we submit them correctly the first time.
Bigfoot has built a reputation for thorough, code-compliant work over many years. Building inspectors know our name and know that Bigfoot jobs will pass inspection.
New or inexperienced contractors have no track record. Inspectors scrutinize their work more carefully. This adds re-inspections, delays, and costs.
Bigfoot Advantage: Our reputation speeds your project. Inspectors often make themselves available for our jobs because they know what to expect—quality work.
Not all contractors communicate well or manage timelines reliably. Here's how to spot a trustworthy contractor and identify red flags.
Bigfoot Windows & Roofing offers a comprehensive, no-obligation roofing assessment. We'll inspect your roof, explain the timeline for your specific situation, and provide a transparent estimate with a realistic schedule.
GET A FREE QUOTECall Today: (786) 312-1014
Bigfoot's payment structure is designed to protect both you and your contractor. Here's exactly when each payment is due and why.
Once you approve the estimate and sign the contract, a 30% deposit is due. This covers:
Why This Works: The contractor needs cash to move your job forward. Without a deposit, they cannot reserve your crew dates, order materials, or prepare permits. A 30% deposit is industry-standard and protects you because it shows the contractor is invested in your project.
Once the county building inspector approves your pre-work conditions (decking condition, material staging), the second 30% payment is due. This covers:
Why This Works: The county inspection is an independent verification that your project meets code and is ready for installation. Once an inspector approves, you have confidence that your contractor is performing work correctly. The 30% payment reimburses them for materials and the most labor-intensive prep phase.
As your new roofing material (shingles, metal, or tile) is being installed, the third 30% is due. This covers:
Why This Works: You can see the work happening. The contractor is actively placing the roofing material you're paying for. This milestone ensures payment aligns with visible progress.
Once the county inspector signs off, your project is complete, and the permit is closed, the final 10% is due. This covers:
Why This Works: You hold the final 10% until the job is completely done and permitted. This gives you leverage to ensure everything is finished correctly. The contractor cannot leave until this final payment is settled.
A typical roofing project in Miami-Dade, Broward, or Palm Beach takes 4 to 8 weeks from initial inspection to final permit closeout. This timeline includes 1-2 days for inspection, 1-3 weeks for permitting (depends on county), 3-7 days for installation, 1-3 days for final inspection, and 1-5 days for permit closeout. Minor decking repairs are handled during normal installation and don't extend your timeline. If major structural work is discovered during the project (extensive decking replacement, hurricane straps), it may add a few days.
Miami-Dade County offers the fastest e-Permitting option for simple asphalt shingle re-roofs with no structural work—same-day permits in unincorporated areas. However, if you need structural work or have a complex roof, expect 2-3 weeks. Broward and Palm Beach typically take 2-4 weeks for standard roofing permits. Palm Beach's ePZB platform is very efficient for 24/7 online submissions. For most projects, the total timeline difference between counties is small (3-6 weeks difference at most).
HVHZ stands for High Velocity Hurricane Zone. Miami-Dade and Broward Counties are entirely in HVHZ; northern Palm Beach is HVHZ, southern Palm Beach is not. HVHZ areas have stricter Florida Building Code requirements for roofing, including closer nail spacing, stronger fasteners, structural reinforcement, and two-layer underlayment. These standards add time to installation (typically 1-2 extra days) and may add time to permit review if structural upgrades are needed. The 2023 Florida Building Code (8th Edition) made two-layer underlayment mandatory for all roofs statewide, though HVHZ areas remain stricter overall.
Yes, for very simple asphalt shingle re-roofs in unincorporated Miami-Dade with no structural work, e-Permitting can approve same-day. However, most roofing projects have at least some complexity (material specs, decking considerations). These require 1-2 weeks plan review. Also, many Miami-Dade residents live in one of 34 incorporated cities (Miami Beach, Doral, Coral Gables, etc.) that have their own building departments with different timelines. Always confirm your jurisdiction before assuming same-day permitting.
The Florida Building Code 8th Edition (FBC 2023) became effective December 31, 2023. Key roofing changes include: (1) mandatory two-layer underlayment on all asphalt shingle and metal roof installations, (2) stricter HVHZ fastening standards in hurricane zones, (3) updated product approval requirements, and (4) enhanced inspections. All new roofing work in 2026 must comply with FBC 8th Edition. Two-layer underlayment adds ~$0.50-$1.00 per square foot to your cost but significantly improves storm protection and roof lifespan. Every reputable South Florida contractor now includes two-layer underlayment as standard practice.
Technically yes, but not recommended. Hurricane season runs June 1–November 30, and the 2026 forecast predicts near-normal activity (~14 named storms, 7 hurricanes, 3 major). If a hurricane warning is issued for your area, installation must stop. If your roof is partially installed and a storm hits, it can cause severe water damage. Smart contractors advise scheduling roofing projects for winter (December–February) or early spring (March–May) to avoid hurricane season risks. If you must do roofing during hurricane season, schedule when the forecast is quiet and plan for potential delays.
Bigfoot holds three Florida licenses: General Contractor (GC #CGC1531370), Roofing Contractor (#CCC1333168), and Glass & Glazing Contractor (#SCC13153098). The General Contractor license is the key difference. If structural issues are discovered during your project—rotted decking, missing hurricane straps, damaged trusses—Bigfoot handles them immediately and in-house. Most roofing contractors are licensed for roofing only; when they discover structural damage mid-project, they must pause and hire a GC subcontractor, adding 1-2 weeks and extra costs. Bigfoot's GC license means faster resolution, transparent costs, and no subcontractor delays.
The pre-work (progress) inspection verifies your roof is ready for installation—decking condition confirmed, materials staged correctly. The final inspection verifies the completed roof meets code and manufacturer specs. Two inspections protect you by ensuring the county reviews your project at critical points, not just at the end. If an inspector finds problems mid-project, they can be fixed before installation proceeds. This prevents costly mistakes. Total inspection time typically adds 5-10 business days to your timeline, but the quality assurance is worth it.
Common permit delays include incomplete submittals, missing product approval documents, or unclear plans. Your contractor should request a detailed rejection letter from the county explaining the issue. Then resubmit with corrections. Typically this adds 1-2 weeks. You can request expedited review (usually no additional cost). If you suspect the delay is unreasonable, contact the county building director's office directly. Bigfoot has established relationships with county staff and can often facilitate quicker resolutions. Never accept a long permit delay without asking your contractor what's causing it and what they're doing to resolve it.
If your project is not complete before June 1, you should have a completed roof (installed and final-inspected) before June. A partially installed roof is extremely vulnerable to hurricane rain. If work is ongoing when a hurricane warning is issued, installation stops immediately until the threat clears. To avoid this risk, start permitting and scheduling in winter (December–February) so installation happens in spring (March–May) before hurricane season begins. If you must start later, discuss contingency plans with your contractor (tarp coverage, insurance, timeline buffer) upfront.
Now that you understand the timeline, phases, and payment structure, take the next step. Bigfoot Windows & Roofing offers a free, comprehensive roofing assessment. We'll inspect your roof, explain the timeline specific to your home and county, and provide a transparent, no-obligation estimate.
Bigfoot Difference:
Contact Bigfoot Today:
Phone: (786) 312-1014
Address: 7250 SW 39 Terrace, Miami, FL 33155
Website: bigfootwindowsandroofing.com
