Your Roof & Florida Insurance
How Old Can a Roof Be, and What Insurers Look For in a Roof Inspection
Fort Walton Beach
- Shalimar
- Niceville
- Mary Esther
- Navarre
- Crestview
- Destin
- Freeport
Counted from the last time 100% of the roof was replaced or built to the building code in effect at the time.
Patching a few shingles doesn't reset the clock. A full replacement does.
In Florida, the roof is often the first thing an insurance company asks about, and it can decide whether you get a policy, what it costs and whether a home sale stays on track. Here's what insurers look for right now, the state law that protects newer roofs, and what to do if your roof is getting up there in years.
Under 15 Years Is Protected. After That, an Inspection Decides.
Florida law says an insurer can't turn down or drop a homeowner's policy just because the roof is under 15 years old. Once it's 15 or older, a roof inspection showing at least 5 years of life left keeps age alone from being the reason.
Sources: Florida Statute 627.7011 and Florida Statute 627.4133. Each insurance company sets its own underwriting rules on top of state law, so always ask yours.
Roofs, AC systems and water heaters are a big deal to Florida insurance companies right now. If you're buying, find out the roof's age and get an insurance quote during your inspection period, not after. I have local insurance agents you can talk to right away, so you're not stuck on hold with a national company.
Florida's Insurance Market Right Now
Yes, Florida insurers can drop a policy, and many homeowners have gotten a non-renewal letter in recent years. Here's the full picture, including the good news.
Insurers must give at least 120 days' written notice before non-renewing or canceling a homeowners policy, and the notice has to say why. s. 627.4133
Florida's rate was the highest in the country that year, according to an Insurify analysis of U.S. Senate Budget Committee data. WUWF
Twenty property and casualty companies have entered Florida since the 2022 and 2023 insurance reforms. Florida OIR, May 2026
Homeowners rate requests averaged a 2.9% decrease over the 180 days before May 2026, compared with a 6.6% increase three years earlier. Florida OIR
As of March 2026, private companies wrote about 98% of Florida's roughly 4.2 million homeowners policies. Florida OIR, July 2026
USAA, which serves military members, veterans and their families, was one of Florida's 10 largest home insurers in 2025, with about 155,700 policies. 2025 market share report
If you get a non-renewal letter, don't panic. You have time, and the letter tells you why. Read the reason, then talk to a local insurance agent who can shop several companies for you. I'm happy to connect you with one.
The Roof Age Insurance Checker
Slide to the year your roof was last fully replaced. See where it stands under Florida law, what insurers will likely ask for, and what to do next.
A quick guide, not an insurance decision. Each company sets its own underwriting rules, and your roof's condition matters as much as its age.
What Insurers Look For in a Roof Inspection
Florida's standard roof inspection forms show exactly what insurance companies want to know. Most companies ask for the same basics.
What's on a roof inspection for insurance?
The inspector documents the roof's material, its age and when it was last permitted, whether it was fully or partly replaced, and how many years of life it has left. Then they rate its overall condition and look for damage and leaks, both on the roof and from the attic and ceilings inside, with photos of every slope.
- Roof covering type and age, with the last permit date
- Remaining useful life in years
- Damage, leaks and attic or ceiling stains
- Photos of each roof slope
What Gets a Roof FlaggedTap or hover each card to see why it matters
Source: sample Florida roof inspection form. Forms like this must be signed by a Florida-licensed contractor, building code inspector or home inspector.
Wind Mitigation: Where Your Roof Can Lower Your Premium
Florida law requires insurers to offer discounts for features that help a home stand up to wind. A wind mitigation inspection documents them, and much of what it checks is about the roof.
A revised wind mitigation form took effect April 1, 2026, and now counts FORTIFIED Home Roof, Silver and Gold certificates. 2026 form update
A wind mitigation report is valid for up to 5 years as long as the home hasn't changed. Florida OIR
Insurers' rates must include reasonable discounts for wind-resistant features. s. 627.0629
Metal Roofs & Florida Insurance
Metal roofs are popular along the coast, and they come with a lot of myths about insurance. Open the cards to see what's true.
8 Metal Roof MythsHover or tap each myth to see the facts
Sources: National Weather Service, s. 627.7011, s. 627.0629 and the Florida Building Code, Existing Building, sec. 706.3.
Why Your Roof Needs a Permit on File
Insurers usually confirm a roof's age with the permit. Even if you plan to stay in your home for years, a permitted roof protects you, your insurance and your future sale.
What if my roof was replaced without a permit?
When you sell, your buyer needs homeowners insurance before they can close, and many insurance companies want proof of a permitted roof before they'll write that policy. If the roof was replaced without one, you may need an after-the-fact permit, which can take time and isn't always a simple process. It's much easier to pull the permit when the work is done.
- Pull a permit for any work that requires one, including the roof
- Keep the permit's final inspection with your home records
- Not sure if your roof was permitted? Look it up before you list
It's understandable to skip the permit when you're replacing a roof yourself or with someone you know, especially if you plan to live there for good. But plans change, and when it's time to sell, that missing permit can slow everything down. A permitted roof makes the sale so much smoother for you and your buyer.
Where to Look Up a Roof Permit
The county issues building permits outside city limits, and also in Mary Esther and Shalimar. Create a free account in the county permit portal to search a property's permits. Questions: 850-651-7180.
The city issues its own permits. For a home's roof permit history, contact the Building Division at 850-833-9605 or building@fwb.org. City building page
Niceville now sends roof permit verifications for insurance through Orange Lien Data, for a small fee. City instructions
Crestview, Destin and Valparaiso: who keeps roof permits?
Navarre and Freeport: where are permits kept?
Navarre is in unincorporated Santa Rosa County, so roof permits are handled by Santa Rosa County's building department. Freeport is in Walton County, so check with the City of Freeport or Walton County depending on whether the home is inside city limits.
Permit offices and systems change. Okaloosa County moved to online-only permit applications on November 3, 2025 (county permitting). If you're not sure which office issued your roof permit, I'm happy to help you figure out where to look.
Roof & Insurance Questions, Answered
The questions most people don't think to ask until an insurance company brings them up.
Inspections and Roof Age
Does a roof repair reset my roof's age for insurance?
No. Under Florida law, roof age is counted from the last time 100% of the roof was replaced or built to the code in effect then. Repairs don't restart the clock, and if a roof was replaced in sections over time, its age is counted from the first section.
Source: s. 627.7011(5)
Who pays for a roof inspection for insurance, and who can do it?
The homeowner pays. For roofs 15 years or older, Florida law lets you get the inspection at your own expense from an inspector the insurer approves. A 2026 bill that would have required insurers to repay up to $300 of the cost didn't pass. Florida roof inspection forms are signed by a licensed contractor, building code inspector or home inspector.
Sources: s. 627.7011, SB 128 (2026)
Is a roof certification the same as a 4-point inspection?
No. A 4-point inspection looks at four systems: the roof, electrical, plumbing and HVAC. A roof certification focuses only on the roof's condition and how many years it has left. Many insurers ask for a 4-point on older homes, and a roof inspection once the roof reaches a certain age.
Does a FORTIFIED roof lower my insurance in Florida?
It can. The wind mitigation form updated in April 2026 now counts FORTIFIED Home Roof, Silver and Gold certificates, and Florida insurers are required to offer discounts for wind-resistant features. How much you save depends on your insurer, so ask for a quote with and without it.
Will a roof that's 15 years old automatically get dropped?
Not automatically. Once a roof hits 15, Florida law lets you get an inspection. If it shows at least 5 years of useful life left, the insurer can't refuse or non-renew your policy just because of the roof's age. The condition still matters, and some companies may still ask for repairs.
Repairs, Claims and Grants
If I repair part of my roof, do I have to replace the whole thing?
Not always. The Florida Building Code's "25% rule" says that if more than 25% of a roof section is repaired or replaced within 12 months, the whole roof covering has to be brought up to current code. But since 2022, if your existing roof was built to the 2007 Florida Building Code or later, only the repaired part has to meet current code.
Sources: Florida Building Code, Existing Building, sec. 706.1.1, and s. 553.844(5)
How long do I have to file a roof claim in Florida?
You have 1 year from the date of the damage to file a new or reopened claim, and 18 months for a supplemental claim. Don't wait to call your insurer after a storm.
Source: s. 627.70132
Can a roofer offer to waive my deductible?
No. In Florida, contractors can't offer to waive your deductible, give you gifts or cash to get you to file a claim, or interpret your policy for you. Violations can bring fines of up to $10,000 each.
Source: s. 489.147
Can my insurer only pay part of the cost of an older roof?
It depends on your policy. Florida allows an optional roof deductible of up to 2% of your dwelling coverage or 50% of the roof's replacement cost, whichever is less, in exchange for a lower premium, and you can turn it down in writing. It doesn't apply to hurricane damage. Read your policy's roof section, or ask your agent to walk you through it.
Source: s. 627.701(10)
Is there help paying for a new roof in Florida?
My Safe Florida Home offers free wind mitigation inspections and grants of up to $10,000, which can include replacing the roof covering if the inspection recommends it. The home must be your homestead, built before January 1, 2008, insured for $700,000 or less, and most homeowners match $1 for every $2 from the state.
Sources: My Safe Florida Home, s. 215.5586
Know the Roof's Age Before It Becomes a Problem
A roof under 15 years old has real protection under Florida law. After that, a good inspection and the right paperwork go a long way. Whether you're buying or selling, find the permit, get an insurance quote early and ask about wind mitigation discounts before you assume the roof is a deal-breaker.
An older roof doesn't make a home unsellable. See how to sell a home with an older roof or HVAC for the ways sellers handle it.
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