Florida's 15-Year Roof Rule: What Homeowners Should Know About Insurance
Florida law limits when insurers can refuse coverage because of roof age. Here is what the statute says and what it means for your roof.
For many Florida homeowners, the first sign that their roof is a problem is not a leak. It is an insurance renewal letter. Roof age has become one of the biggest factors in Florida homeowners insurance, and in 2022 the Legislature added rules about how insurers can use it.
What the law says
The rules are in section 627.7011, Florida Statutes. In short:
- Roofs under 15 years old: an insurer may not refuse to issue or refuse to renew a homeowner's policy solely because of the age of the roof.
- Roofs 15 years or older: the insurer must allow the homeowner to have the roof inspected by an authorized inspector, at the homeowner's expense, before requiring roof replacement as a condition of issuing or renewing the policy.
- Five years of life: if that inspection shows 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 roof age.
What the law does not do
The law is about refusing coverage solely because of age. Insurers can still consider a roof's actual condition, and premiums, coverage options and settlement terms on older roofs vary by company and policy. Talk to your agent about exactly how your policy treats your roof.
What to do if your insurer asks about your roof
- Find out the roof's age. Permit records from your city or county building department usually show when the last re-roof was permitted.
- Ask exactly what the insurer needs, such as a specific inspection form, photos or a statement of remaining useful life, and by what date.
- Get an inspection. An honest inspection tells you whether the roof has years left or whether replacement is the realistic answer.
- Weigh repair against replacement. Our guide on whether to repair or replace a Florida roof covers the factors.
Wind mitigation and premiums
Florida insurers offer premium discounts for wind-resistant construction features, many of which involve the roof, such as how the roof deck is attached and how the roof is connected to the walls. A new roof installed to the current Florida Building Code may qualify for some of these features. Ask your insurer about a wind mitigation inspection after a re-roof. The Florida Office of Insurance Regulation has more on mitigation discounts.
Fair and Square Roofing provides free roof inspections and written estimates across Lee and Collier counties. This article is general information, not legal or insurance advice.
Related questions
Will my insurance company make me replace my roof because of its age?
Florida law limits this. Under section 627.7011, Florida Statutes, an insurer may not refuse to issue or renew a homeowner's policy solely because of the age of a roof that is less than 15 years old. For a roof that is at least 15 years old, the insurer must let you have the roof inspected by an authorized inspector before requiring replacement, and it may not refuse coverage solely because of age if the inspection shows at least five years of useful life remaining. Your insurer and agent have the final word on your specific policy.
What is Florida's 25% roof rule?
For years, the Florida Building Code required that if more than 25% of a roof section was repaired or replaced within 12 months, the whole section had to be brought up to the current code. A 2022 change in state law (section 553.844, Florida Statutes) created an exception: if the existing roof was built, repaired or replaced under the 2007 Florida Building Code or later, only the portion being repaired or replaced must meet current code. Older roofs can still trigger full replacement. We check which rule applies to your roof during the inspection.
Written by the Fair and Square Roofing team, a State Certified Roofing Contractor (CCC1331318) serving Lee and Collier counties.
