Florida Roof Age and Home Insurance
Rules reviewed October 2026
If your roof is under 15 years old, a Florida insurer can't refuse to write or renew your homeowner's policy solely because of the roof's age. Older roofs aren't automatically out either. An inspection showing at least five years of useful life left keeps age alone from being the reason you're turned down.
How the rule works
- Roof under 15 years old. The insurer can't refuse to issue or renew a homeowner's policy solely because of roof age.
- Roof 15 years or older. Before the insurer can require a new roof as a condition of writing or renewing your policy, it must let you get the roof inspected. You pay for the inspection.
- Five years of life left. If the inspector finds at least five years of useful life remaining, the insurer can't refuse to issue or renew solely because of age.
- The rule applies to policies issued or renewed on or after July 1, 2022.
Source: Florida Statutes s. 627.7011, roof age and homeowner's policies (2026).
Who can inspect an older roof
- The inspector has to be approved by your insurer and be one of the following: a licensed home inspector, a certified building code inspector, a licensed general, building, residential, or roofing contractor, a licensed professional engineer, a licensed architect, or another person the insurer recognizes as qualified.
- Ask your insurer or agent which inspectors they accept before you book one, so you don't pay twice.
Source: Florida Statutes s. 627.7011, roof age and homeowner's policies (2026).
How roof age is counted
- Age runs from the last date the entire roof 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 first section, as long as the sections together eventually covered the whole roof.
- Keep your re-roof permit and final inspection paperwork. It's the easiest way to prove when the roof was replaced.
Source: Florida Statutes s. 627.7011, roof age and homeowner's policies (2026).
What the rule doesn't cover
The protection is about decisions based only on age. It doesn't stop an insurer from acting on a roof's actual condition, such as active leaks or storm damage. Insurers also set their own underwriting rules on top of the law. Citizens Property Insurance, for example, asks for documentation of at least five years of remaining life on shingle roofs older than 25 years and on tile, metal, slate, or clay roofs older than 50 years, and requires proof of a full replacement if the roof falls short.
Source: Citizens Property Insurance, inspection requirements.
Common questions
Can my insurer drop me because my roof is 12 years old?
Not solely because of its age. Florida law bars insurers from refusing or non-renewing a homeowner's policy just because the roof is under 15 years old. An insurer can still act on the roof's condition.
Who pays for the roof inspection?
The homeowner does. The inspector must be someone your insurer approves.
My roof is 18 years old. Do I have to replace it?
Not automatically. If an approved inspector finds at least five years of useful life left, the insurer can't refuse to write or renew your policy solely because of age. If the roof is in poor shape, replacement may still be the practical answer.
Related Florida guides
Roof prices by city:
Sources
This page explains Florida rules in general terms. It is not legal or insurance advice.