There is no Florida law that makes you replace your roof at 15 years. Florida law says an insurer can’t refuse or non-renew your homeowners policy solely because your roof is under 15 years old. If your roof is 15 or older, you have the right to get it inspected first, and if the inspection shows at least 5 years of useful life left, the insurer can’t drop you for roof age alone.
Key facts
- The rule is in Florida Statutes 627.7011(5) and applies to policies issued or renewed on or after July 1, 2022.
- Under 15 years: an insurer can’t refuse or non-renew a policy solely because of roof age.
- 15 years or older: you can have the roof inspected, at your own expense, before an insurer requires replacement.
- 5 years of remaining life on the inspection means roof age alone can’t be the reason to refuse coverage.
- Roof age counts from the last date 100% of the roof was replaced. Partial repairs don’t reset the clock.
What Is Florida’s “15-Year Roof Rule”?
If you own a home in Brandon, you’ve probably heard that Florida insurers drop roofs at 15 years. It’s one of the most common worries homeowners bring up, and it’s only partly true.
The “15-year rule” isn’t a replacement deadline. It’s a consumer protection written into Florida’s insurance law. It limits when an insurer can use roof age by itself as a reason to refuse or cancel your coverage. Your roof doesn’t expire on its 15th birthday, and no law requires you to replace a roof that’s still in good condition.
What the law does is change the rules once your roof crosses 15 years. At that point, roof age can come into play, but you get the chance to prove your roof still has life left.
What the Law Actually Says, in Plain English
Florida Statutes 627.7011(5) makes four key points:
- Roofs under 15 years old are protected. An insurer may not refuse to issue or renew a homeowners policy solely because of the age of a roof that’s less than 15 years old.
- Roofs 15 or older get an inspection right. Before an insurer requires you to replace a roof that’s at least 15 years old, it must let you have the roof inspected by an authorized inspector, at your expense.
- Five years of life is the key number. If that inspection shows the roof has 5 or more years of useful life remaining, the insurer can’t refuse to issue or renew your policy solely because of roof age.
- Roof age has a clear definition. It’s calculated from the last date on which 100% of the roof’s surface was built or replaced.
The word that matters most is “solely.” An insurer can still decline or non-renew a policy for other reasons, such as visible damage, a poor inspection result, prior claims or a change in its underwriting. The law stops roof age by itself from being the reason in the situations above.
Who Can Inspect Your Roof?
The inspection must be done by an authorized inspector, meaning someone approved by your insurer who is one of the following:
- A Florida-licensed home inspector
- A certified building code inspector
- A licensed general, building or residential contractor, or a roofing contractor
- A licensed professional engineer
- A licensed architect
- Another person or company your insurer recognizes as qualified
Before you book, call your insurer or agent and ask which inspectors and which form they accept. Some insurers use their own roof inspection or roof certification form, and an inspection on the wrong form can cost you time.
How Roof Age Is Calculated
Your roof’s age counts from the last full replacement, not from the last repair. If you replaced half the roof after a storm in 2019 but the other half dates to 2008, insurers will generally treat the roof as dating from 2008.
To prove your roof’s age, gather:
- The reroof permit and final inspection record. Brandon is unincorporated, so reroof permits are issued by Hillsborough County and can be looked up in the county’s permit records.
- The roofer’s invoice or contract showing a full replacement.
- Any manufacturer warranty registration with the installation date.
If your insurer lists your roof as older than it really is, sending the permit record is often the fastest fix.
What Insurers Commonly Ask For
Roof age is just one part of how insurers look at your home. Here’s what Brandon homeowners commonly run into.
4-point inspection. Many insurers ask for a 4-point inspection on older homes. It covers the roof, electrical, plumbing and HVAC. Citizens Property Insurance, for example, requires one for homes more than 20 years old.
Roof inspection form. Citizens requires a roof inspection showing at least 5 years of remaining useful life for shingle and other soft-material roofs older than 25 years, and for tile and metal roofs older than 50 years. Private insurers set their own guidelines, and some are stricter than Citizens, especially for shingle roofs.
Wind mitigation inspection. This one is optional but valuable. It documents features like roof shape, roof deck attachment, roof-to-wall connections and secondary water resistance, and it can earn credits on the windstorm portion of your premium.
What These Inspections Cost
Typical prices reported for the Tampa Bay area:
- 4-point inspection: about $100 to $175
- Wind mitigation inspection: about $75 to $150, valid for 5 years
- Full roof inspection with written report and photos: about $150 to $400
Many inspectors offer a lower price when you book a 4-point and a wind mitigation inspection together.
What to Do If You Get a Non-Renewal Notice Because of Your Roof
A non-renewal letter is stressful, but you often have more options than it seems. Work through these steps:
- Read the reason carefully. Is it roof age alone, roof condition, or something else? Insurers must give you the reason in writing.
- Check your roof’s real age. If the roof is under 15 years old and age is the only reason given, ask your insurer or agent to review the decision.
- Get an inspection right away. If the roof is 15 or older, book an authorized inspector and ask for the insurer’s preferred form. The goal is documented proof of 5+ years of remaining useful life.
- Fix small problems first. Loose shingles, cracked pipe boots or worn flashing can drag down an inspection. A small repair before the inspection can make the difference.
- Send the report quickly and keep copies of everything you submit.
- Talk to an independent agent. Other insurers may accept your roof as it is. Citizens is also an option for homeowners who can’t find coverage elsewhere, if they meet its eligibility rules.
- Get help if you’re stuck. The Florida Department of Financial Services Insurance Consumer Helpline is 1-877-693-5236.
Don’t wait until the last week. Start as soon as the notice arrives, because inspectors and roofers get busy, especially before and after hurricane season.
Repair or Replace?
If the inspection shows your roof is close to the end of its life, you’ll need to decide between a repair and a replacement.
Repair usually makes sense when damage is limited to one area, the roof deck is solid and the roof has years of life left. A targeted repair can be enough to pass an inspection. See what roof repair in Brandon typically involves and costs.
Replacement is worth pricing when leaks keep coming back in different places, shingles are curling or losing granules across the whole roof, or your insurer won’t accept the roof even with an inspection.
One more Florida rule matters here. For roofs permitted before March 1, 2009, if repairs cover more than 25% of the roof within 12 months, the whole roof must be brought up to current Florida Building Code. Roofs permitted after that date are exempt, and only the repaired section must meet current code.
Can a New Roof Lower Your Premium?
Often, yes. A new roof resets the age clock, and a roof built to current Florida Building Code can qualify for wind mitigation credits. Features like a sealed roof deck and hurricane straps or clips earn credits on the windstorm portion of your premium. Get a new wind mitigation inspection after the roof is finished so your insurer has current information.
Eligible homeowners may also qualify for Florida’s My Safe Florida Home program, which offers free wind mitigation inspections and grants for approved roof and hurricane upgrades. Funding and eligibility change each cycle, so check the program’s website for current status before you plan around it.
Tips for Brandon Homeowners
- Know your roof’s install date and keep the permit, invoice and warranty together.
- Inspect 60 to 90 days before renewal if your roof is 15 or older, so you have time to fix small issues.
- Get a roof check before June 1. Hurricane season is when small problems become big claims.
- Keep photos of your roof’s condition from the ground and, after an inspection, from the report.
- Always get written, itemized quotes and verify a contractor’s license at MyFloridaLicense.com before you hire.
Frequently Asked Questions
Do I have to replace my roof at 15 years in Florida?
No. No Florida law requires replacing a roof at 15 years. The law protects roofs under 15 from being the sole reason for a non-renewal, and gives roofs 15 or older the right to an inspection.
Can my insurance company drop me because my roof is 16 years old?
Not solely for age, if an authorized inspection shows at least 5 years of remaining useful life. Your insurer can still decide based on the roof’s condition or other factors.
Who pays for the roof inspection?
You do. The law gives you the right to an inspection “at the homeowner’s expense.” Expect roughly $100 to $400 depending on the type of inspection.
Does a roof repair reset my roof’s age?
No. Roof age is counted from the last date 100% of the roof was replaced. Partial repairs don’t change it.
What if my roof is under 15 years old and I still got a non-renewal?
Ask for the reason in writing. If roof age is the only reason given, contact your insurer or agent to have it reviewed, and call the Florida Insurance Consumer Helpline at 1-877-693-5236 if you need help.
Need to Know Where Your Roof Stands?
If your roof is getting close to 15 years, or your renewal is coming up, a roof inspection and a written quote will tell you exactly where you stand: whether a small repair is enough or it’s time to plan a replacement. Request a roofing quote with no obligation.
Sources
- Florida Statutes 627.7011, Homeowners’ policies; offer of replacement cost coverage and law and ordinance coverage (flsenate.gov)
- Citizens Property Insurance Corporation, Inspections (citizensfla.com)
- Florida Department of Financial Services, Consumer Services (myfloridacfo.com)
- Florida Statutes 553.844, roof repairs and the 25% rule (flsenate.gov)
Note: This guide is general information, not legal or insurance advice. Insurance rules and company guidelines change, so confirm details with your insurer or agent.