Short answer: Under Florida Statutes §627.7011(5), insurers can't refuse to issue or renew a homeowners policy solely because the roof is under 15 years old. For older roofs, you can get an authorized inspection at your expense, and if it shows at least 5 years of useful life, insurers can't refuse coverage based on age alone.
What the law says
Florida Statutes §627.7011(5) provides that:
- An insurer may not refuse to issue or renew a homeowners policy on a home with a roof less than 15 years old solely because of the roof's age.
- For a roof at least 15 years old, the insurer must allow an inspection by an authorized inspector, at the homeowner's expense, before requiring replacement as a condition of issuing or renewing.
- If the inspection shows 5 years or more of useful life remaining, the insurer may not refuse to issue or renew solely because of roof age.
How roof age is calculated
The statute says roof age is calculated from the last date on which 100% of the roof's surface area was built or replaced under the building code in effect at the time, or from the initial date of a partial replacement when later partial replacements completed the full roof. Keep permits and invoices to prove the date.
What the law doesn't do
- It doesn't stop insurers from considering a roof's condition. Damage, leaks or deterioration can still affect eligibility.
- It doesn't require insurers to pay full replacement cost on older roofs. Some policies use roof payment schedules or actual cash value settlements for older roofs.
- It doesn't set your price. Roof age and type can still affect premiums under approved rates.
Roof settlements
Florida policies may pay roof claims on a replacement cost basis, actual cash value, or a roof surface payment schedule, depending on the policy and endorsements. Check your declarations page. See replacement cost vs. actual cash value and does homeowners insurance cover an old roof.
Wind mitigation credits
Florida requires insurers to offer discounts or credits for wind mitigation features, like roof-to-wall connections, roof deck attachment and opening protection. A wind mitigation inspection documents those features. Ask your insurer which credits apply. See hurricane deductibles explained.
Citizens Property Insurance
Citizens has its own underwriting rules for roofs, which follow Florida law. If you're with Citizens or moving to it, check its current roof requirements and inspection forms.
Tips for Florida homeowners with older roofs
- Know your roof's age and keep permits, invoices and photos.
- Get an inspection by an authorized inspector if your roof is 15+ years old.
- Repair problems the inspector finds.
- Get a wind mitigation inspection for possible credits.
- Plan for replacement before the roof's useful life ends.
- Shop with an independent broker if your insurer won't renew.
If your insurer non-renews
Florida has notice requirements for non-renewals. Ask for the reason in writing. The Florida Department of Financial Services offers consumer help, and the Office of Insurance Regulation regulates insurers.
Common scenarios
Your shingle roof is 12 years old and your insurer wants to non-renew for age alone. The statute prohibits refusing to renew solely because of age for roofs under 15 years.
Your roof is 17 years old and an authorized inspector finds 6 years of useful life. The insurer can't refuse to renew solely because of roof age.
Your 10-year-old roof has visible storm damage. Condition, not age, may affect eligibility. Repairs may be required.
You replaced half the roof in 2018 and the other half in 2021. Under the statute, age is calculated from the initial partial replacement date when later work completed the full roof.
Key terms
- Authorized inspector: an inspector permitted under Florida law to inspect roofs for insurance purposes.
- Useful life remaining: the inspector's estimate of how long the roof will last.
- Roof payment schedule: a policy provision that pays a percentage of roof replacement cost based on age.
- Wind mitigation inspection: an inspection documenting features that reduce wind damage.
Bottom line
Florida's roof law gives homeowners real protection against non-renewals based on age alone, but condition still matters, and your policy's roof settlement terms decide how much you'd be paid. Keep roof records, get inspections when your roof passes 15 years, and plan ahead for replacement.
Contact Alishahi Insurance or call (877) 711-4545. See insurance in Florida.
Frequently asked questions
Can a Florida insurer refuse to renew because of roof age?
Not solely because of age if the roof is less than 15 years old, under Florida Statutes §627.7011(5).
What if my Florida roof is over 15 years old?
The insurer must allow an inspection at your expense. If it shows 5 or more years of useful life remaining, the insurer can't refuse coverage solely because of age.
How is roof age calculated in Florida?
From the last date 100% of the roof was built or replaced under the applicable building code, or the initial date of partial replacements that completed the full roof.
Does the roof law require replacement cost payment?
No. Policies may use actual cash value or roof payment schedules for older roofs.
Do wind mitigation features lower Florida premiums?
Florida requires insurers to offer credits or discounts for qualifying wind mitigation features.
Alishahi Insurance · 439 N Canon Dr, Penthouse, Beverly Hills, CA 90210 · (877) 711-4545 · CA License #4348151. General information only. This isn't legal, tax or financial advice or a coverage determination. Coverage depends on policy language and underwriting, and rules vary by state.