Hidden hurricane damage can be costly later

As more people continue relocating to Florida, roofing and restoration professionals say many new residents may underestimate how quickly hurricane damage can turn into costly repairs, hidden structural problems and insurance disputes long after storms pass.

Experts across Southwest Florida say one of the biggest misconceptions homeowners have is that storm damage is always immediately visible. In reality, disputes often arise months later when leaks, roof failures or improperly repaired damage begin surfacing after homes have already been repaired, remodeled or even sold to new owners.

"Insurance carriers frequently claim that roof damage is actually a preexisting condition or is the result of construction defects," said Andrew Torgerson, CEO of American Roof Inspection Services. "Homeowners should inspect their roofs at least once a year and keep a clear, dated record of their findings. Photographs are critical."

Torgerson, a Haag-certified residential and commercial roof inspector, said disputes often center on whether damage was caused by wind during a storm or by aging materials, poor installation or long-term wear and tear.

According to Torgerson, storm damage frequently appears differently depending on the roofing system involved. Tile roofs may show broken or missing tiles concentrated along ridges and roof edges, where wind pressure is strongest, while shingle roofs may display fractured or lifted shingles due to wind uplift. Flat roofs, meanwhile, can experience damage that is less obvious from the surface.

"As wind moves across the roof, it creates suction that can cause the roof assembly to delaminate and the membrane to tear," Torgerson explained.

Insurance battles

Florida's property insurance market has faced years of strain following multiple destructive hurricane seasons, rising premiums and mounting litigation over storm claims. Roofing disputes have become a major source of tension between insurers, contractors and homeowners, particularly in communities still recovering from Hurricanes Ian, Helene and Milton.

Torgerson recalled inspecting a condominium roof on Marco Island, following Hurricane Irma, where sections of the roofing insulation had shifted and separated as water entered portions of the building. He said the damage estimate exceeded $1 million. Despite what he described as severe wind-related damage, he said the claim became disputed because the roof membrane itself remained intact.

"With all this damage, the PVC membrane was intact," Torgerson said. "So, despite the obvious wind damage and the fact that this type of roof could not be repaired, we were instructed to revise the estimate and basically deny the claim."

JQ Custom founder Josh Qalo said he has continued seeing the lingering effects of hurricane damage years after Hurricane Ian devastated Southwest Florida in 2022.

He said he was part of one of the first disaster relief teams sent to Sanibel Island after Ian, arriving by boat before the causeway bridge was fully restored.

"Although the sights of destruction were on a scale I had never seen before, that is not where the effects of hurricane damage end," Qalo said.

According to Qalo, some of the most concerning issues now emerge after damaged homes are cosmetically renovated and resold without deeper storm-related problems being fully addressed.

Before the storm

"Even now, three-and-a-half years later, I still encounter houses that were 'remodeled' after Ian and sold — but were done so in a way that leaves the new owners with bigger problems and dangerous living conditions in what they thought was a dream home," Qalo said.

He said the issue can be especially problematic for out-of-state buyers unfamiliar with Florida homes, hurricane recovery work and signs of prior storm damage.

"It is very important, especially in areas recently affected by hurricanes, that you get inspectors you trust — and not just one, but multiple," he said.

Both Qalo and Torgerson stressed the importance of documentation before and after severe weather events. Experts recommend homeowners keep updated photographs of roofs and exterior structures, maintain records of inspections and repairs, and document damage immediately before cleanup or temporary repairs begin.

The Florida Department of Financial Services similarly advises homeowners to maintain copies of insurance policies, review hurricane deductibles before storms arrive, and keep detailed records of storm damage and repairs. The department also encourages homeowners to file consumer complaints if they believe claims are being improperly handled.

Torgerson warned homeowners to be cautious about whom they hire immediately after storms, particularly companies offering emergency tarping services or unsolicited repair work.

"These companies come in and tarp the entire roof, driving nails into the shingles and underlayment," Torgerson said. "They do more damage than the storm ever did."

He also said many disputes eventually escalate into costly legal battles.

"Carriers are refusing to pay, and homeowners are hiring attorneys on a contingent fee basis," Torgerson said, referring to claims tied to Hurricanes Helene and Milton.

As another hurricane season approaches, Qalo said homeowners should proactively protect their properties before storms arrive rather than simply react afterward.

He recommended considering storm-resistant upgrades during renovations, such as waterproof materials and flood-resistant design features, to reduce future losses.

"Prepare early to save yourself the last-minute panic," Qalo said.

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