Roof Replacement in The VillagesARC approved before the first shingle.

Roof Replacement in Orange Blossom Gardens, the Village of Lady Lake, the Spanish Springs villages, the Lake Sumter Landing villages, the Brownwood villages, the villages south of SR 44, Fenney and the Villages of Southern Oaks.

The Villages was built in waves, and the wave sets the replacement conversation. Orange Blossom Gardens and the Village of Lady Lake, from the 1980s and early 1990s, have many roofs already on their second or third covering. The designer and premier homes around Spanish Springs and Lake Sumter Landing went up through the 1990s and 2000s, and many still carry the original shingle roof, now at the age where seal strips let go across whole slopes and insurers send roof-age letters. Brownwood's 2000s and 2010s roofs are next in line. South of SR 44, Fenney and the Villages of Southern Oaks are new enough that replacement is rarely the answer.

Villas and the ARC are what make a Villages replacement different. Courtyard and patio villas sit close together, some with attached or close-set roofs, so a replacement on one unit has to tie into the neighbor's roof at the party wall without opening a new leak line, and both owners need to know what is happening at that seam. The Architectural Review Committee governs roof color and material across the community, and a color that is not approved for your village will not go on the roof. We plan the submittal with you before ordering anything, so the shingle that arrives is the one the committee approved and the crew is not waiting on paperwork.

The installation is built for open ground. The Villages sits on former pasture and citrus land with young canopy, so wind reaches eaves and rakes unobstructed. We tear off to the deck, replace soft sheets, and re-nail to the 2023 Florida Building Code reroof requirements. Peel-and-stick underlayment goes down as the secondary water barrier, with drip edge at eaves and rakes and a wind-rated starter strip where gusts hit first. The field is Owens Corning Duration with SureNail, and hip and ridge caps are set to hold on the large hip roofs that lost caps after Milton in October 2024. Ridge vent is balanced with soffit intake. Most reroofs finish in one to two days.

Permits follow the county the parcel sits in. Most addresses permit through Sumter County Building Services; the Lady Lake and Fruitland Park sections go through Lake County or the Town of Lady Lake; the northern sections go through Marion County. ARC approval comes first, then the permit, the inspections the office requires and a passed final. After the final we hand you the photo record a licensed wind mitigation inspector uses for the form. On the many designer and premier homes with hip roofs, that form also records roof geometry, one of the features Florida insurers credit, along with the new covering, the deck attachment and the peel-and-stick secondary water barrier.

The honest version: a roof-age letter does not always mean a new roof. A 2003 roof around Lake Sumter Landing with sound decking and a few lifted tabs may be repairable, and a roof built to the 2007 code or later is exempt from the 25 percent rule, which otherwise brings a whole section to current code when more than a quarter of it is replaced within 12 months. When replacement is the right call, most Villages homes are well served by an architectural shingle in an ARC-approved color, not the most expensive option on the sample board. We show you the photos and tell you which situation you are in.

Homes we work on in The Villages: 1980s and early 1990s homes around Orange Blossom Gardens and Lady Lake, 1990s and 2000s designer and premier homes around Spanish Springs and Lake Sumter Landing, 2000s to 2010s homes around Brownwood, and 2018 onward construction south of SR 44 including Fenney and the Villages of Southern Oaks. Courtyard and patio villas with attached or close-set roofs are common throughout.