Florida's 15-year roof rule: when an insurer can require a new roof

Roofs less than 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.

The word doing the work is solely. The rule is about age alone, so it helps most when the only reason given is how old the roof is.

Roofs 15 years old or older

For a roof that is at least 15 years old, the insurer must allow the homeowner to have a roof inspection performed by an authorized inspector, at the homeowner's expense, before requiring the roof to be replaced as a condition of issuing or renewing the policy.

If that inspection indicates the roof has 5 years or more of useful life remaining, the insurer may not refuse to issue or renew the policy solely because of roof age.

An authorized inspector must be approved by the insurer and be a 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, or another individual or entity the insurer recognizes as qualified to complete a general inspection of an insured home. Confirm the inspector is approved by your insurer before you pay for the inspection.

How the law counts a roof's age

Roof age runs from the last date on which 100 percent of the roof's surface area was built or replaced under the building code in effect at the time. If the roof was replaced in sections, it runs from the initial date of the partial replacement once later partial replacements brought the replaced area to 100 percent of the roof's surface area.

That makes paperwork matter. The permit and final inspection for your last full replacement are a straightforward way to document that date, which is one more reason to keep them with your house records.

What the rule does not do

It applies to homeowners' insurance policies issued or renewed on or after July 1, 2022. Section 627.7011 does not apply to mobile home policies, or to policies not considered homeowners' policies as that term is commonly understood in the insurance industry.

It also does not limit an insurer's ability to reject or nonrenew an insured or applicant on the grounds that the structure does not meet underwriting criteria applicable to replacement cost or law and ordinance policies, or for other lawful reasons. A roof in poor condition is a different question from a roof that is merely old.

What this means for the estimates you collect

If your roof is 15 years or older and the insurer wants it replaced, ask the insurer or your agent whether an authorized inspector's report showing 5 or more years of remaining useful life would satisfy the renewal before you sign a replacement contract. Florida law does not let a contractor answer that for you: under section 489.147, a contractor may not interpret policy provisions or advise you about your coverage unless it holds a public adjuster license.

If replacement is still the right call, collect written estimates for the same full-replacement scope. Each should state that the contractor pulls the permit and should include the secondary water barrier and roof-deck attachment work Florida requires in a roof replacement. Keep the insurer's written request with the estimates so every bid answers the same question.