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A new roof is one of the largest investments you'll make in your home. Unfortunately, I see Lake County homeowners make the same costly mistakes over and over. These errors can turn a $15,000 investment into a $25,000 nightmare—or worse, leave you with a roof that fails when you need it most.
Here are the five most expensive mistakes we see, and how to avoid each one.
Mistake #1: Hiring Based on Price Alone
What happens: You get three quotes. One is $12,000, one is $16,000, and one is $18,000. You go with the cheapest option to save money.
The real cost: That low bid often means cut corners:
- Thinner underlayment (or no synthetic underlayment at all)
- Reused flashing instead of new
- Fewer nails per shingle than manufacturer specs
- Unlicensed or uninsured workers
- No permit pulled
- Low-grade materials
The result: Your 'affordable' roof fails in 8 years instead of 20. Water damage from improper flashing. Voided manufacturer warranty because installation didn't meet specs. Or worse—no recourse when the contractor disappears.
How to avoid it:
- Get detailed written quotes specifying materials and methods
- Verify licensing at myfloridalicense.com
- Ask about underlayment weight and type
- Confirm new flashing is included
- Check that permit is included
- Compare apples to apples, not just bottom lines
Mistake #2: Skipping the Permit
What happens: The contractor offers to 'save you a few hundred dollars' by not pulling a permit. Or they just don't mention permits at all.
The real cost: Florida requires permits for roof replacements for good reasons:
- Without inspection, code violations go undetected
- Your homeowner's insurance may deny claims on unpermitted work
- You'll have to disclose unpermitted work when selling
- The county can require you to remove and redo the work
The result: One homeowner we met paid $14,000 for an unpermitted roof, then had to pay $16,000 more to tear it off and install a code-compliant replacement when they tried to sell their home.
How to avoid it:
- Confirm permits are included in writing
- Verify the permit was actually pulled (check online or call the building department)
- Keep your permit card and inspection records
- Never agree to skip permits to 'save money'
Mistake #3: Not Addressing Deck Damage
What happens: The roofing crew tears off your old shingles and finds rotted plywood. They either patch it minimally or don't tell you at all.
The real cost: Your new shingles are only as good as what they're nailed to:
- Rotted decking can't hold fasteners properly
- Soft spots will show through and fail faster
- Hidden moisture continues spreading damage
- Your warranty may be voided for improper substrate
The result: We've seen 3-year-old roofs with leaks traced back to deck issues that were never properly addressed.
How to avoid it:
- Ask upfront how deck repair is priced
- Get a per-sheet or per-square-foot rate in writing
- Request photos of any deck damage found
- Insist on full replacement of damaged sections, not just patches
- Budget an extra 10-15% for potential deck work
Mistake #4: Choosing Wrong Materials for Florida
What happens: You choose roofing materials based on appearance or what worked in your previous home up north.
The real cost: Florida's climate destroys materials that work fine elsewhere:
- Standard organic shingles degrade rapidly in UV exposure
- Some sealants fail in high heat
- Improper underlayment allows moisture vapor damage
- Materials not rated for Florida wind speeds blow off in storms
The result: A homeowner installed the same shingle brand they loved in Ohio. In Florida, those shingles failed in 9 years instead of the expected 25.
How to avoid it:
- Choose materials specifically rated for Florida conditions
- Look for Florida Product Approval numbers
- Ask about algae resistance (important in humid Florida)
- Verify wind rating meets or exceeds local requirements
- Consider impact-rated materials for insurance discounts
- Ask your contractor what they recommend for Central Florida specifically
Mistake #5: Ignoring Ventilation
What happens: The new roof goes on, but the ventilation system stays exactly as it was—often inadequate.
The real cost: Poor attic ventilation in Florida creates multiple problems:
- Trapped heat cooks your shingles from below
- Moisture buildup leads to mold and deck rot
- Your AC works harder, increasing energy bills
- Shingle warranties may be voided for inadequate ventilation
The result: Shingles that should last 25 years fail in 15. Energy bills 10-20% higher than necessary. Mold issues requiring remediation.
How to avoid it:
- Ask for a ventilation assessment before the new roof
- Calculate your attic's net free area requirements
- Balance intake (soffit) and exhaust (ridge/box) vents
- Consider upgrading to continuous ridge vent if you have individual box vents
- Don't mix ventilation types (like a ridge vent with a powered fan)
Bonus Mistake: Not Getting Everything in Writing
Verbal promises mean nothing when problems arise. Your contract should specify:
- Exact materials (brand, model, color)
- Underlayment type and weight
- Nail pattern and type
- Whether all flashing is replaced
- Deck repair pricing
- Permit responsibility
- Cleanup and disposal
- Payment schedule
- Warranty terms (both material and workmanship)
- Timeline
The Pro Specialty Services Approach
We've built our reputation on doing things right:
- Detailed written quotes with material specifications
- Permits always pulled and inspections completed
- Honest deck assessment with fair pricing for repairs
- Florida-specific materials rated for our climate
- Ventilation evaluation included with every replacement
- Owner oversight on every project
Get a Quote You Can Trust
Ready for a roof replacement quote that tells you exactly what you're getting? Contact Pro Specialty Services for a free inspection and detailed estimate. We'll walk you through every aspect of your project so you can make an informed decision.
Serving Eustis, Mount Dora, Tavares, Leesburg, The Villages, Clermont, and all of Lake County.
For more guidance on your roof replacement, explore our articles on choosing a reliable contractor, selecting the right materials, and attic ventilation importance. Also check out our guide to getting and comparing quotes.
Caleb Hutchinson
Owner, Pro Specialty Services
"I've seen all of these mistakes in my years of roofing in Central Florida. The worst part? Every one of them is avoidable. Take your time, ask questions, and don't let price pressure you into a decision you'll regret. Your roof is too important."
