Florida Roof Age and Home Insurance: What the Law Says

Roof age is one of the biggest factors in whether a Florida home can get or keep homeowners coverage. Here is what state law says, how Citizens handles older roofs, and what to do if your insurer asks about your roof.

What Florida law says about roof age

Section 627.7011(5), Florida Statutes, sets three rules for homeowners policies issued or renewed on or after July 1, 2022 (s. 627.7011, F.S.):

1. Roofs under 15 years old. "An insurer may not refuse to issue or refuse to renew a homeowner's policy insuring a residential structure with a roof that is less than 15 years old solely because of the age of the roof."
2. Roofs 15 years or older. Before requiring a roof replacement as a condition of issuing or renewing a policy, the insurer must allow you to have the roof inspected by an authorized inspector, at your expense.
3. The 5 year rule. The insurer may not refuse to issue or renew solely because of roof age if that inspection shows the roof has 5 years or more of useful life remaining.

The law protects you from a refusal based solely on age. An insurer can still act on a roof's condition or on other lawful underwriting reasons. These rules do not apply to mobile home policies (s. 627.7011(6), F.S.).

How roof age is counted

The statute counts a roof's age from the last date on which 100 percent of the roof's surface was built or replaced under the building code in effect at the time. If the roof was replaced in sections, age runs from the start of the partial replacements that together covered the whole roof (s. 627.7011(5)(d), F.S.). Keep your roof permit and final inspection records, since they are the simplest proof of the date.

Who counts as an authorized inspector

For these roof inspections, the law defines an authorized inspector as someone approved by the insurer who is a licensed home inspector, a certified building code inspector, a licensed general, building, residential or roofing contractor, a professional engineer, a professional architect, or another person or entity the insurer recognizes as qualified (s. 627.7011(5)(a), F.S.). Ask your insurer which inspectors and forms it accepts before you book, then check the inspector's license on the state's Verify a License search or our Florida contractor license lookup.

Citizens roof age rules

Citizens Property Insurance Corporation requires documentation of a full roof replacement for homes with tile, slate, clay, concrete or metal roofs more than 50 years old, homes with shingle or other roofs more than 25 years old, and mobile homes with roofs more than 25 years old. Citizens notes some exceptions apply: you can submit documentation showing the roof has at least five years of remaining useful life for its underwriters to review (Citizens answer 2513).

Citizens says a Florida-licensed inspector must inspect the roof for visible damage or deterioration and complete its Roof Inspection Form. When the roof has less than five years of remaining useful life, the owner must provide proof of a full roof replacement before a policy is written (Citizens inspections). Homes more than 20 years old also need a four-point inspection for Citizens, which includes the roof.

The 25 percent roof repair rule

Florida's building rules used to push many owners into a full replacement when 25 percent or more of a roof needed work. Section 553.844(5), F.S., now says that if a roof or roof section was built, repaired or replaced to the 2007 Florida Building Code or a later edition, and 25 percent or more of it is being repaired, replaced or recovered, only the repaired, replaced or recovered portion must meet the current code (s. 553.844, F.S.). Local governments may not amend that exception by ordinance. Ask your roofer which code your roof was permitted under.

Roof upgrades and insurance discounts

A newer, well-attached roof can also lower the hurricane portion of your premium. A wind mitigation inspection documents roof covering, roof deck attachment, roof to wall connections, roof shape and secondary water resistance on form OIR-B1-1802, and the form is valid for up to five years if nothing material changes on the house (OIR wind mitigation resources). Income-qualified homeowners may be able to get help paying for roof upgrades through My Safe Florida Home.

What to do if your insurer flags your roof

1. Read the letter closely. Note whether it cites roof age, roof condition or both, and the date you need to respond by.
2. If the roof is 15 years or older, ask for an inspection by an authorized inspector before you agree to a replacement.
3. Gather your roof permit, final inspection and invoice so the age is documented.
4. If the inspection shows 5 or more years of useful life left, send the report to your insurer or agent.
5. If you need repairs or a replacement, get written bids from licensed roofers and check each license before you sign.

Policies vary, so ask your insurer or agent exactly what they need.

Find a licensed roofer or inspector

Compare licensed roofers and home inspectors in your city, for example roofers in Tampa, Orlando, Jacksonville, Miami, Fort Myers and Cape Coral. Rankings come from public license records and are never sold.

Related inspections and guides

Insurers often ask for more than one report. A wind mitigation inspection can lower your premium, and a full home inspection covers far more than the four systems. To book one, see our pages on 4-point inspections, roof certification and insurance inspections. Read more in our guides on four-point inspections, the My Safe Florida Home program.

Want a roof inspection or bids? Request a licensed pro and tell us your city and what your insurer asked for. It is free for homeowners.