Mike Silvers, CPRC, Owner, Silvers Systems Inc. and FRSA Technical Director - March 2026
In my February article (Changes in the 2026 Ninth Edition of the Florida Building Code), I shared upcoming changes and noted that I would continue to discuss those changes over the next few months. It's important to note that these changes will not go into effect until December 31, 2026 but, for planning purposes, I want to provide you with a heads up. We
will offer a number of seminars that address the roofing-related changes in more detail, including during our 104th Convention, June 10-12 at Gaylord Palms in Kissimmee.
This month’s article will address changes and additions to the codes flashing requirements (italicized terms are those defined in the code). Please note: We will use the numbering from the Building volume in Chapter 15 here. The codes Residential sub-volume has similar sections in Chapter 9. Actual code language is in blue and my comments are in black.
2023 Florida Building Code, Building, Eighth Edition Chapter 15 Roof Assemblies and Rooftop Structures
Section 1502 Definitions.
1502.1 Definitions.
FLASHING. The roofing component used to seal roofing systems, where the system is interrupted or terminated.
Section 1503 Weather Protection.
1503.1 General.
Roof decks shall be covered with approved roof coverings secured to the building or structure in accordance with the provisions of this chapter. Roof coverings shall be designed in accordance with this code, and installed in accordance with this code and the manufacturer’s approved instructions such that the roof covering shall serve to protect the building or structure.
1503.2 Flashing.
Flashing shall be used to seal roofing systems, where the system is interrupted or terminated and shall be installed in such a manner so as to prevent moisture entering the wall and roof through joints in copings, through moisture-permeable materials and at intersections with parapet walls and other penetrations through the roof plane.
TABLE 1503.2 – METAL FLASHING MATERIAL (below)
1503.2.1 Locations.
Flashing shall be installed at wall and roof intersections, at gutters, wherever there is a change in roof slope or direction and around roof openings. Where flashing is of metal, the metal shall be corrosion resistant with a thickness of not less than provided in Table 1503.2 or in compliance with RAS 111.
Exception: This requirement does not apply to hip and ridge junctions.
1503.3 Coping.
Parapet walls shall be properly sealed with weatherproof materials. When coping is used, it shall be of noncombustible material of a width no less than the thickness of the parapet wall. The approved modifications shown below will be part of the pending FBC changes (effective December 31, 2026). New language is underscored and deleted language is stricken-through, if neither is shown it is existing code language. There may be some slight changes when published.
2026 Florida Building Code, Building, Ninth Edition
Chapter 15 Roof Assemblies and Rooftop Structures
Section 1502 Definitions (flashing is defined as follows without any changes)
1502.1 Definitions.
FLASHING. The roofing component used to seal roofing systems, where the system is interrupted or terminated.
Section 1503 Weather Protection.
1503.2 Flashing.
Flashing shall be used to seal roofing systems, where the system is interrupted or terminated and shall be installed in such a manner so as to prevent moisture entering the wall and roof through joints in copings, through the roof system and components moisture-permeable materials and, at intersections with parapet walls and other penetrations through the roof plane system.
1503.2.1 Locations.
Flashing shall be installed at wall and roof intersections, at roof edges, gutters, wherever there is a change in roof slope or direction around roof openings, penetrations and where there is a change in roof slope or direction or a change of roof covering types. Where flashing or other components is of are metal, the metal shall be corrosion resistant with a thickness of not less than provided in Table 1503.2 or incompliance with RAS 111.
Exceptions:
This requirement does not apply to hip and ridge junctions on steep slope roof coverings (2/12 or greater) other than those made of metal.
This requirement does not apply where there is a change in direction or roof slope of less than 25 degrees in low slope roof coverings (less than 2/12).
Some areas addressing different types of roof covering have not previously included any specific language linking the general flashing requirements to a specific type of roof covering. These included:
1507.4 Metal roof panels.
1507.5 Metal roof shingles.
1507.6 Mineral-surfaced roll roofing.
1507.7 Slate shingles.
1507.8 Wood shingles. Added reference to Cedar Shake and Shingle Bureau
1507.9 Wood shakes. Added reference to Cedar Shake and Shingle Bureau
1507.10 Built-up roofs.
1507.11 Modified bitumen roofing.
1507.12 Single-ply roofing.
1507.16 Vegetative roofs, roof gardens and landscaped roofs.
1507.17 Photovoltaic modules/shingles.
1507.18 Solar photovoltaic panels and modules.
(Add “roof covering manufacturer” instead of “solar photovoltaic panel and module manufacturer” to list for this modification.) Each of the above roof covering types has an added requirement that reads:
Flashing shall comply with this Chapter and the(insert roof type from list above here)
manufacturer’s installation instructions.
As an example: Flashing shall comply with this Chapter and the metal roof panel manufacturer’s installation instructions.
Some sections have previously addressed flashing for different roof types; these are included here with any new changes:
1507.2 Asphalt shingles.
(Extensive flashing requirements with no modifications to the specific type of changes discussed here.)
1507.3 Clay and concrete tile.
1507.3.9 Flashing.
At the juncture of the roof interruptions, terminations and penetrations of the roof system, vertical surfaces flashing and/or counterflashing shall be provided installed in accordance with the manufacturer’s installation instructions or the recommendations of the FRSA/TRI Florida High Wind Concrete and Clay Roof Tile Installation Manual, Seventh Edition where the basic wind speed, Vasd, is determined in accordance with Section 1609.3.1.
1507.15 Liquid-applied roofing.
1507.15.4 Flashing.
Flashing shall be applied in accordance with Section 1507.15 and the manufacturer’s installation instructions.
A new section that involves flashing for Lightning Protection Systems (LPS) has been added.
1510.8.6.Installation on roof coverings and components.
Lightning protection system components directly attached to or through metal edge systems, gutters or roof covering shall be installed in accordance with this chapter, with compatible brackets, flashing, fasteners or adhesives, installed in accordance with the metal edge, gutter or roof covering manufacturer’s installation instructions. Flashing shall be installed in accordance with the roof covering manufacturer’s installation instructions and section 1503.2 and 1507 where the lightning protection system installation results in attachment to or a penetration through the roof covering. Lightning protection system component attachment methods shall be designed by a registered design professional to resist design wind loads.
Now that we have reviewed these modifications, let me explain why these changes were submitted and approved and what we hope it accomplishes. Because some roof covering types did not include a specific flashing reference while others did, some incorrectly argued that flashing was not required in the ones lacking a specific reference. By adding a flashing section for each roof covering type, we guide the user to the code’s Definitions and General sections and the manufacturers installation instructions. Since the definitions and general sections apply to the entire chapter, many of these requirements have been enforceable in the past. The additions and changes should help clarify that all roof coverings require flashing. Generally, drip edge and metal edge are considered flashing but due to the large number of changes to their requirements during this code cycle, we will discuss those separately in future articles.
Understanding the changes in the code’s upcoming requirements should help with planning upcoming projects. Knowing what is changing in the building code allows roofing professionals to be proactive instead of reactive and better adapt to an ever-changing roofing landscape.
Mike Silvers, CPRC is Owner of Silvers Systems Inc. and is consulting with FRSA as Director of Technical Services. Mike is an FRSA Past President, Life Member and Campanella Award recipient and brings over 50 years of industry knowledge and experience to FRSA’s team.