What insurers can and can't do about an older roof, the two inspections they ask for, and when Florida lets you repair instead of replace, explained for Miami-Dade and Broward homeowners.
By Oscar Gonzalez, independent roofing consultant · Last reviewed October 2026
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Florida Statute 627.7011 sets two rules homeowners should know:
"Solely" matters. An insurer can still act on a roof's condition, such as active leaks, missing tile or rotten decking. So the goal isn't just to prove the roof's age. It's to show the roof is in good shape for its age.
Insurers go by the record, usually the permit for the last full replacement. Look up your address in your city's or county's permit history before you answer an insurer's questionnaire. Homeowners often guess older or newer than the real date by several years. If you only replaced part of the roof, or an addition has its own roof, there may be more than one date.
| Roof age on record | What to expect from insurers | What to do |
|---|---|---|
| Under 15 years | Can't be refused on age alone; condition still matters | Fix small issues; get a wind mitigation report for discounts |
| 15–20+ years | May ask for proof of remaining life, especially for shingle | Get a condition check; if it's sound, an authorized inspection showing 5+ years left |
| Near end of life | Non-renewal or a replacement requirement becomes likely | Plan the replacement on your schedule, before a deadline forces it |
A 4-point inspection covers the roof, electrical, plumbing and HVAC. Many insurers require one on older homes when you buy or renew, and each company sets its own age cutoff. For the roof, the Florida Department of Financial Services notes insurers may want documentation of at least five years of remaining useful life once a roof is older than about 15 years (shingle) or 20 years (tile or metal). The form must be completed by a qualified Florida-licensed professional, such as a licensed contractor or home inspector.
A wind mitigation inspection doesn't decide whether you can be insured. It documents features that can lower your windstorm premium. It uses the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802), which records building code, roof covering, roof deck attachment, roof-to-wall attachment, roof geometry, secondary water resistance and opening protection. The report is valid for five years.
The form was revised effective April 1, 2026. The update lets tested retrofit roof-to-wall connectors (clips and wraps) qualify based on documented uplift capacity. If you've added hurricane straps or clips, ask your inspector about it.
For years, Florida's "25% rule" meant that if more than 25% of a roof was repaired or replaced within 12 months, the entire roof had to be brought up to current code, which usually meant a full replacement. A 2022 law (SB 4-D) changed that for newer roofs. If your roof was built, repaired or replaced under the 2007 Florida Building Code or later (in practice, generally permitted after March 1, 2009), only the repaired section has to meet current code.
Older roofs still fall under the traditional rule. That makes the permit date matter again: two neighbors with the same storm damage can face very different bills depending on when their roofs went on.
Oscar can help with each step: a free roof check and estimate, a plain-English explanation of the insurer's letter, and introductions to licensed inspectors and contractors. Call or text 786-286-7963.
This guide is general information, not legal or insurance advice. Rules and insurer practices change, so confirm details with your agent and the sources below.
Roof ages, permit offices and common inspection findings, city by city