What does Florida's roof-age law say?
Section 627.7011(5), Florida Statutes, applies to homeowners policies issued or renewed on or after July 1, 2022. As of the 2026 statutes, it sets three rules:
- Under 15 years old: an insurer may not refuse to issue or renew a homeowners policy solely because of the roof's age.
- 15 years or older: before requiring a new roof as a condition of coverage, the insurer must let you have the roof inspected by an authorized inspector, at your expense.
- Five or more years of remaining life: if that inspection shows at least five years of useful life, the insurer may not refuse or nonrenew solely because of roof age.[1]
How is roof age measured, and who can inspect?
Roof age runs from the last date 100% of the roof surface was built or replaced under the building code then in effect (or from the start of a series of partial replacements that together covered the whole roof). Authorized inspectors must be approved by the insurer and include licensed home inspectors, certified building code inspectors, licensed general, building, residential or roofing contractors, engineers and architects.
The law does not apply to mobile home policies, and it does not stop an insurer from declining a home that fails its other underwriting criteria, such as roof condition.[1]
What are Citizens' roof rules?
Citizens Property Insurance Corporation, which insures property owners who can't find private-market coverage, sets its own thresholds. Shingle-type roofs older than 25 years, and tile, slate, clay, concrete or metal roofs older than 50 years, need documentation from a Florida-licensed inspector showing at least five years of remaining useful life. If the roof has less than five years left, Citizens requires proof of a full roof replacement before it will write a policy.
Citizens' sample Roof Inspection Form records the covering material, roof age, remaining useful life, last roofing permit date, whether updates were full or partial, and signs of damage such as cracking, curling, granule loss, soft decking or leaks, with photos of each slope.[2][3]
How does roof age affect price and deductibles?
DFS says roof-age discounts vary by company, depend on the roof's age, condition and type, and typically apply only to roofs less than 10 years old. Some policies also carry a separate roof deductible: by law it cannot exceed the lesser of 2% of the dwelling (Coverage A) limit or 50% of the roof's replacement cost, it must come with a premium credit, and it does not apply to hurricane roof losses, a tree or similar hazard that punctures the roof deck, a total loss, or repairs to less than half the roof. You can reject it by signing an approved form.
If you're buying an older home, ask for the roof permit history and get the roof inspected early in your inspection period so a licensed insurance agent can confirm insurability and price. A Florida real-estate attorney can explain how your contract handles those timelines.[4][5]
Key takeaways
- For policies issued or renewed since July 1, 2022, insurers can't refuse or nonrenew solely because a roof is under 15 years old.
- For roofs 15 or older, an authorized inspection showing five-plus years of useful life blocks a refusal based solely on age.
- Citizens requires proof of five-plus years of remaining life for shingle roofs over 25 years and hard roofs over 50 years.
- A separate roof deductible is capped at the lesser of 2% of Coverage A or 50% of roof replacement cost and never applies to hurricane losses.
- Roof age still affects premiums, so get quotes from a licensed agent before your inspection period ends.
Sources
- [1]Florida Statutes (2026) — s. 627.7011, Homeowners' policies; replacement cost, law and ordinance coverage, roof age
- [2]Citizens Property Insurance Corporation — Inspections
- [3]Citizens Property Insurance Corporation — Roof Inspection Form (sample, RCF-1 03 25)
- [4]Florida Department of Financial Services — Tips for Shopping for Homeowners Insurance
- [5]Florida Statutes (2026) — s. 627.701, Liability of insureds; coinsurance; deductibles
Reviewed October 11, 2026. General real-estate information for Florida, not legal, tax, lending or insurance advice. Laws, rates and deadlines change — confirm property-specific facts with the agency cited, a Florida real-estate attorney, CPA or licensed insurance agent.