Is Your Roof Too Old for Home Insurance? Florida's 15-Year Roof Rule

If you own a home in Florida City, Homestead or elsewhere in South Florida, roof age is one of the first questions at application and renewal time. Florida law does not stop insurers from looking at roofs, but s. 627.7011(5), Florida Statutes, limits when a homeowners policy can be refused solely because of roof age. Here is how the rule reads in the 2026 statutes.

Where the rule comes from

The protection was added in the May 2022 special session (SB 2-D, chapter 2022-268), as the Florida Office of Insurance Regulation notes in its 2022 legislative summary. A 2026 bill to extend it to all property insurance policies, SB 808 (House companion HB 815), died in committee on March 13, 2026, so the rule in force is the 2026 text of s. 627.7011(5).

The rule, step by step

1. Roof under 15 years. An insurer may not refuse to issue or refuse to renew a homeowners policy on a residential structure solely because the roof is less than 15 years old (s. 627.7011(5)(b)).
2. Roof 15 years or older. Before requiring roof replacement as a condition of issuing or renewing the policy, the insurer must allow you to have the roof inspected by an authorized inspector. You pay for that inspection (s. 627.7011(5)(c)).
3. The report decides. If the authorized inspector’s report shows 5 years or more of useful life remaining, the insurer may not refuse to issue or renew solely because of roof age.

Note the word “solely.” The section does not limit an insurer’s ability to reject or nonrenew for other lawful reasons (s. 627.7011(6)(c)), so a 10-year-old roof with active leaks can still be a problem. It also does not apply to mobile home policies (s. 627.7011(6)(b)).

How roof age is counted

Under s. 627.7011(5)(d), 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 stages, the clock starts at the first partial replacement in the series that eventually covered the whole roof. Citizens takes a similar view: if the roof was not all replaced at once, it uses the age of the oldest part.

A roof fully replaced in 2011 turns 15 in 2026. In a newly built home, roof age starts with construction, one of the topics on our new-construction home insurance page. Keep the final roofing permit and the paid contract; your building department’s permit records can also confirm the date.

Who can inspect a roof that is 15 or older

An “authorized inspector” must be approved by the insurer and be one of the following (s. 627.7011(5)(a)):

• A home inspector licensed under s. 468.8314
• A building code inspector certified under s. 468.607
• A general, building or residential contractor licensed under s. 489.111, or a roofing contractor
• A professional engineer licensed under s. 471.015 or architect licensed under s. 481.213
• Any other person or entity the insurer recognizes as qualified to inspect a residential structure

Ask which inspectors and report formats the insurer accepts before you book. Citizens describes remaining useful life as a trained professional’s estimate based on the roof’s condition and signs of deterioration.

Citizens’ own roof age limits

Citizens Property Insurance Corporation sets its own eligibility rules for personal residential policies. Per its FAQ updated March 17, 2026, Citizens requires documentation of a full roof replacement for:

• Homes with tile, slate, clay, concrete or metal roofs more than 50 years old
• Homes with shingle or other types of roofs more than 25 years old
• Mobile homes with roofs more than 25 years old

Exceptions apply: you can submit documentation showing at least five years of remaining useful life for underwriting review. Citizens’ March 31, 2023 agent bulletin, issued to comply with SB 2-D, raised that minimum from three to five years and says coverage for a qualifying roof is extended for up to five years, even if the inspection shows more. Have a Citizens policy and a take-out offer? See our Citizens take-out guide.

A separate roof deductible is a different rule

Under s. 627.701(10), a personal residential policy may include a separate roof deductible of no more than the lesser of 2 percent of the Coverage A (dwelling) limit or 50 percent of the roof replacement cost. It does not apply to hurricane roof losses, a tree or other hazard that punctures the roof deck, repairs of less than half the roof, or a total loss under the valued policy law. To add one at renewal, the insurer must send a notice of change in policy terms and let you reject it on a state-approved form. Hurricane damage falls under the hurricane deductible; see our wind deductible guide.

If you receive a nonrenewal notice

For residential property policies, s. 627.4133(2)(b) requires written notice of nonrenewal, cancellation or termination at least 120 days before it takes effect, with the reason stated (shorter periods apply in listed cases, such as nonpayment). If the reason is roof age, compare it with the rule above and use that time to gather documents or schedule an inspection. Already filed a storm claim? See our hurricane claim timeline.

A checklist before your renewal

1. Find the date of the last full roof replacement (final permit, paid contract or permit records).
2. If the roof is 15 or older, ask which inspectors your insurer accepts and get a report that states remaining useful life in years.
3. Photograph each slope and fix documented problems such as leaks or damaged shingles or tiles.
4. After a reroof, update your wind mitigation report (Form OIR-B1-1802); see our wind mitigation guide and the state’s My Safe Florida Home program.
5. Check your declarations page for a roof deductible, and talk with a licensed agent before the renewal date.

Talk with M&K Agency

M&K Agency is at 33550 S Dixie Hwy Ste 102, Florida City, FL 33034, open Monday to Friday 9 a.m. to 6 p.m. and Saturday by appointment. We can review your roof documents with you. Coverage and eligibility depend on the policy and each insurer’s underwriting, so talk with a licensed agent about your situation. Request a quote or call (305) 859-3953.