Guide · Updated October 9, 2026

What is the 25% rule for roofing, and does it apply in Utah?

Short answer: The “25% rule” says that if more than 25% of a roof is repaired or replaced within 12 months, the whole roof has to be brought up to current code. It comes from Florida’s building code. Utah has no 25% rule. In Utah, whether you repair or replace comes down to the condition of the roof, the state building code’s limit on layers, and, on an insurance claim, what your policy covers.

Where the 25% rule comes from

Florida’s building code for existing buildings says that not more than 25 percent of a roof may be repaired, replaced or recovered in any 12-month period unless the whole roof is brought up to code. Florida loosened even that in 2022 for roofs built to its newer codes.

National roofing and insurance websites repeat the rule without saying which state it belongs to. That is why it shows up in Utah searches.

What Utah’s code says instead

Utah uses one statewide building code. For houses it is the 2021 International Residential Code, adopted by the Legislature (Utah Code 15A-2-103). Its reroofing section has no percentage trigger. The rules that matter are these:

Two layers is the limit. New shingles can’t go over a roof that already has two or more layers of roofing.
No covering up a bad roof. New roofing can’t go over old roofing that is water-soaked or too worn out to be a sound base.
A replacement means a tear-off. A roof replacement removes the old layers down to the wood deck, so any soft or rotted decking gets found and fixed.

So in Utah a roofer can replace 10%, 30% or 60% of a roof if the repair is sound. No rule forces a full replacement at 25%.

Then what decides repair or replacement?

If you’re paying yourself: it’s a judgment call about the roof.

Damage in one spot, and the rest of the roof has years left: repair it.
The roof is near the end of its life, leaks in several places, or the shingles are too brittle to lift without breaking: a repair can mean paying twice.

If insurance is paying: your policy decides, and three things usually matter.

How much is damaged. Hail across every slope is a different claim than wind damage on one side.
Whether it can be repaired at all. Old shingles can crack when the ones next to them are lifted. Some shingles are no longer made.
Whether the repair will match. This is the Utah rule that actually matters. See below.

Utah’s matching rule

Utah’s insurance rules say that on a replacement-cost policy, when repaired or replaced items “do not match in color, texture, or size, the insurer shall repair or replace items to conform to a reasonably uniform appearance,” inside and outside the home (Utah Administrative Code R590-190-13). The homeowner is responsible only for the deductible.

In plain terms: if your shingles are discontinued or have faded so a patch would stand out, a replacement-cost policy may owe more than a patch.

Two cautions:

It applies to replacement-cost policies. Policies that pay actual cash value, or that limit roof coverage by age, work differently.
“Reasonably uniform” is decided claim by claim, between you and your insurer. Read your policy and ask your agent.

What we do

We inspect the roof, photograph every slope, and tell you honestly whether it’s a repair or a replacement. If you file a claim, we document the damage, meet the adjuster with you, and write the supplement. We don’t decide coverage. Your insurer does.

About our roof repairs

Questions

Does Utah have a 25% rule for roofs?: No. Utah’s statewide residential code has no percentage rule for roof repairs.
An adjuster or roofer told me about the 25% rule. Are they wrong?: They are probably repeating the Florida rule. Ask them which Utah code section they mean. For matching, the Utah rule is R590-190-13.
How many layers of shingles can a roof have in Utah?: Two. A roof that already has two layers has to be torn off before new roofing goes on.
Can I replace just one side of my roof?: Yes, if that side is the only part that needs it and the new shingles tie in properly. The color may not match the older side.
Will my insurance replace the whole roof if only part is damaged?: It depends on your policy, how much is damaged, and whether a repair would match. That is your insurer’s decision.
How much does a repair cost compared with a replacement?: See roof repair and roof replacement cost in Utah.

Want a straight answer about your roof? Free inspection and written estimate.

Logan (435) 750-9400 · Ogden area (801) 285-9400 · Salt Lake Valley (801) 807-9400

This guide is general information, not legal or insurance advice. Your policy and your insurer decide what is covered. Last updated October 9, 2026.