What Florida law says about roof age, inspections, policy renewal, and replacement requests
A roof reaching 15 years of age can become an important factor during an insurance renewal. A recent WPTV report described Florida insurance professionals seeing greater emphasis on roof age in underwriting and pricing, particularly for asphalt and composition shingle roofs.
That does not mean Florida law imposes an automatic statewide requirement to replace a roof when it reaches 15 years old.
Instead, Florida law limits certain insurance decisions based solely on roof age and establishes an inspection process for roofs that are at least 15 years old. Other lawful underwriting considerations may still apply.
These roof-age protections concern policy issuance and renewal. They do not determine how a future roof claim will be covered or paid.
What Florida Law Says About Roofs Under 15 Years Old
Under section 627.7011, Florida Statutes, an insurer may not refuse to issue or renew a homeowner’s policy insuring a residential structure with a roof that is less than 15 years old solely because of the roof’s age.
The statute’s use of “solely” is important. This protection does not require an insurer to issue or renew every policy involving a roof that is less than 15 years old. Other lawful underwriting grounds may still apply, including whether the structure meets criteria applicable to replacement-cost or law and ordinance policies.
The Florida Department of Financial Services provides similar consumer guidance on these roof-age protections.
What Happens When a Roof Reaches 15 Years Old?
A roof does not automatically have to be replaced when it reaches 15 years of age.
For a roof that is at least 15 years old, section 627.7011 requires an insurer to allow the homeowner to have the roof inspected by an authorized inspector, at the homeowner’s expense, before requiring replacement as a condition of issuing or renewing a homeowner’s insurance policy.
If the inspection shows that the roof has five years or more of useful life remaining, the insurer may not refuse to issue or renew the policy solely because of the roof’s age.
The 15-year mark is therefore a threshold for the inspection process, not an automatic statewide roof-replacement deadline.
Who May Perform the Roof Inspection?
Under section 627.7011, an authorized inspector must be approved by the insurer and fall within one of the categories identified by the statute, including:
- A licensed home inspector.
- A certified building code inspector.
- A general, building, or residential contractor licensed under section 489.111, or a roofing contractor.
- A licensed professional engineer.
- A licensed professional architect.
- Another individual or entity recognized by the insurer as having the qualifications necessary to complete a general inspection of a residential structure.
Before scheduling or paying for an inspection, confirm that the insurer approves the inspector. Homeowners should also ask whether the insurer requires a particular inspection form or specific information concerning the roof’s condition and remaining useful life.
How Is the Roof’s Age Calculated?
For purposes of section 627.7011, roof age is calculated using the last date on which 100 percent of the roof’s surface area was built or replaced in accordance with the building code in effect at that time.
If a roof was replaced in sections, the statute also addresses situations in which successive partial replacements ultimately resulted in 100 percent of the roof’s surface area being built or replaced.
Permits, final inspection records, contracts, paid invoices, and other installation records may help establish the date and scope of roof work. If an insurer’s records reflect a different installation date, homeowners may wish to ask what information the insurer relied upon and provide supporting documentation when appropriate.
Why Other Underwriting Factors Still Matter
A recent WPTV report described insurance professionals observing greater emphasis on the 15-year mark for asphalt and composition shingle roofs. The report also discussed roof age as a factor affecting insurance rates and underwriting decisions.
These market practices should not be confused with an automatic legal requirement to replace every Florida roof at 15 years.
Florida law provides protections against certain decisions made solely because of roof age, while insurers may continue to consider other lawful underwriting factors when determining whether to issue or renew a policy and on what terms.
The issue predates the recent report. A 2022 WFTS report carried by WPTV also described insurance agents observing additional underwriting requirements after Florida’s roof-age protections took effect.
These reports describe market practices and observations. They do not establish requirements that apply to every insurer or every Florida property.
If an insurer requires roof replacement or refuses to renew a policy, homeowners should review the specific reason given rather than assume the decision is based solely on the roof reaching 15 years of age.
Proposed 2026 Changes Did Not Become Law
During the 2026 legislative session, Senate Bill 808 and House Bill 815 proposed changes to Florida’s roof-age provisions.
Among other changes, the bills proposed expanding portions of the law beyond homeowners policies and establishing different treatment for certain low-slope and steep-slope roofs.
Both bills died on March 13, 2026, without becoming law. As a result, the existing 15-year framework in section 627.7011 remains in place.
Information about these proposals should be distinguished from current Florida law.
Which Policies Are Covered?
The roof-age protections in subsection 627.7011(5) apply to homeowners insurance policies issued or renewed on or after July 1, 2022.
The statute does not apply to mobile home policies or policies that are not commonly considered homeowners policies in the insurance industry.
Homeowners should confirm the type of policy involved before assuming these protections apply.
Policy Renewal and Claim Payment Are Different Issues
Section 627.7011 addresses certain decisions about issuing or renewing a homeowner’s insurance policy. It does not determine how a future roof claim will be covered or paid.
A policy may contain separate provisions addressing:
- Replacement-cost or actual-cash-value treatment.
- Roof surface payment schedules.
- Roof deductibles.
- Exclusions or limitations for particular causes of loss.
- Requirements concerning repairs, inspections, or documentation.
A roof may satisfy the inspection standard for policy issuance or renewal while still being subject to separate claim-payment provisions.
Homeowners should review the declarations page, complete policy, endorsements, and renewal documents to understand both the renewal requirements and the coverage that would apply to a future roof claim.
What to Review Before Renewal
Before a policy renewal, consider reviewing:
- The roof installation date shown in the insurer’s records.
- Permits, contracts, invoices, and final inspection records.
- The insurer’s renewal or nonrenewal notice.
- The reason given for any replacement or inspection requirement.
- Whether the decision is based solely on roof age or includes other underwriting considerations.
- For a roof that is at least 15 years old, how to submit an inspection and which inspectors the insurer approves.
- Whether the insurer requires a particular inspection form or supporting information.
- Any deadline for submitting an inspection or other documents.
- Roof coverage, loss-settlement provisions, endorsements, and deductibles in the proposed policy.
Keep copies of notices, inspection reports, photographs, emails, and other communications with the insurer or insurance agent.
What If an Insurer Requires Replacement or Refuses to Renew?
If an insurer requires roof replacement or issues a nonrenewal notice, request a written explanation identifying the basis for the decision.
For a roof that is at least 15 years old, ask how to submit an inspection under section 627.7011 and confirm which inspectors the insurer approves.
If the insurer identifies reasons other than roof age, request sufficient information to understand those reasons and determine whether additional documents, repairs, or inspections may be considered.
Each situation depends on the type of policy, the condition and documented age of the roof, the insurer’s stated underwriting grounds, and applicable Florida law.
Tighe P.A. helps Florida property owners review their insurance policies and address disputed property insurance claims. Visit our property insurance claims page or call 1-855-LOSS-PRO (567-7776) to request a consultation.
This article is provided for general informational purposes only and is not legal advice. Insurance requirements, underwriting guidelines, policy forms, and Florida law may change. Policy issuance, renewal, coverage, and payment depend on the applicable policy, the insurer’s lawful underwriting criteria, and the facts of each situation.
