What is Florida’s 15-year roof insurance rule?

Florida's 15-year rule says your insurer can't drop or refuse you just because your roof is under 15 years old (Florida Statutes section 627.7011(5)). If your roof is 15 or older, the insurer has to let you get an inspection from an inspector it approves, at your cost, and if that inspection shows at least 5 years of useful life left, age alone can't be the reason it refuses you.

This rule applies to homeowners’ insurance policies issued or renewed on or after July 1, 2022. It does not apply to mobile home policies. It also does not stop an insurer from declining or non-renewing for other lawful underwriting reasons, including roof condition.

The two age buckets

Roof under 15 years old

The insurer may not refuse to issue or refuse to renew solely because of the age of the roof.

Roof 15 years or older

Before requiring replacement as a condition of issue or renewal, the insurer must let you get a roof inspection by an “authorized inspector” the insurer approves. You pay for that inspection. If the inspection says the roof has 5 years or more of useful life remaining, the insurer may not refuse solely because of roof age.

Who counts as an authorized inspector

The statute lists categories the insurer may approve, including a licensed home inspector, building code inspector, certain licensed contractors (including a roofing contractor), a professional engineer, a professional architect, or another individual or entity the insurer recognizes as qualified.

Practical meaning: your carrier’s approved list matters. A friendly neighbor with a ladder does not reset the statute.

How roof “age” is counted

Age is calculated from the last date when 100 percent of the roof’s surface area was built or replaced under the building code then in effect. Partial patches do not reset the clock the way a full reroof does. If the roof was replaced in sections, age can run from the first partial replacement once later work finishes the whole surface.

What the rule does NOT do

• •It does not freeze your premium. Carriers can still rate older roofs differently under filed rates.
• •It does not block decisions based on leaks, missing shingles, soft decking, or other condition findings.
• •It does not replace your carrier’s other underwriting rules.
• •It is not the same thing as a Citizens 4-point inspection (see below).

How this ties to a 4-point inspection

A 4-point inspection is a separate underwriting tool many Florida carriers (including Citizens for older homes) use to document electrical, plumbing, HVAC, and roof condition. Citizens currently requires a four-point inspection for property owner, dwelling, and mobile home applications when the property is more than 20 years old, and has additional older-roof documentation rules (soft roofs over 25 years / hard roofs over 50 years need proof of at least five years of remaining useful life). Your private carrier may use different age triggers. Read your renewal letter and ask your agent which form they need.

What to do if your renewal letter mentions roof age

1. Note the exact wording: age only, or age plus condition.
2. Ask which authorized inspectors your insurer accepts.
3. Get a dated photo report of the roof and attic before anyone tears anything off.
4. If someone recommends a full replacement, ask what fails the useful-life test and what would pass with a repair.

Next step

If your renewal is coming up or your roof is around 15 years old, book a free inspection with photos so you know the condition before you talk to your agent. We connect homeowners with local licensed roofers who document what is actually on the roof.

Call 386-999-4616 or start the quiz on this page.