If your insurer has asked about your roof’s age, raised your premium, or warned that it may not renew, you are dealing with the part of Florida law that ties coverage to roof age. Florida’s roof replacement law does not require you to replace a roof at any set age, but it does set rules for what insurers can and cannot do. This guide explains those rules, how Citizens applies its own, and what you can do about them.
What is the 15-year roof rule in Florida?
It is a limit on insurers, not a deadline for homeowners. Under section 627.7011, an insurer may not refuse to issue or renew a homeowner’s policy solely because the roof is less than 15 years old. For older roofs, it must allow an inspection before requiring replacement.
The rule is in section 627.7011(5) of the Florida Statutes. Its main points, for policies issued or renewed on or after July 1, 2022:
- Under 15 years. An insurer may not refuse to issue or renew a homeowner’s policy insuring a residential structure solely because of the age of a roof that is less than 15 years old.
- 15 years or older. The insurer must allow you to have the roof inspected by an authorized inspector, at your expense, before requiring its replacement.
- 5 years of life left. If that inspection shows the roof has 5 years or more of useful life remaining, the insurer may not refuse or non-renew solely because of the roof’s age.
What the law does not do
The rule is narrower than it may first appear. It does not require you to replace your roof at 15 years, and it does not guarantee coverage. It only stops an insurer refusing or non-renewing solely because of roof age in the situations it describes.
The statute says it does not apply to mobile home policies, and it does not limit an insurer from refusing a policy for other lawful reasons. A roof in poor condition, with visible damage or active leaks, can still be a reason an insurer declines or requires repairs. The law protects a roof that is sound but old, not a roof that is failing.
How is a roof’s age calculated for insurance?
By the last date the whole roof was built or replaced. Under section 627.7011, a roof’s age is calculated from the last date on which 100 percent of its surface area was built or replaced to the code in force at the time, or from when partial replacements together reached 100 percent.
That definition has two consequences worth knowing:
- Partial repairs do not reset the age. Replacing one slope leaves the rest of the roof at its original age.
- Partial replacements can add up. If a roof is replaced in sections over time until the whole surface is new, the law counts the age from the initial date of those partial replacements once they reach 100 percent.
Citizens applies a similar idea. Its March 2023 bulletin says that where the whole roof was not replaced at the same time, the roof’s age will be based on the oldest part of the roof.
Who can inspect a roof for an insurer?
The law lists them. Section 627.7011 names home inspectors licensed under section 468.8314, building code inspectors certified under section 468.607, general, building or residential contractors licensed under section 489.111, roofing contractors, professional engineers, professional architects, and anyone else the insurer recognizes as qualified.
The inspection is at your expense, and it is what can keep a roof 15 years or older insurable. Ask for a written report that states the roof’s condition by area and its remaining useful life in years, with photos. Ask your insurer in advance which form it wants the inspection on, because insurers can have their own forms.
How does Citizens treat roof age?
Citizens, the state-backed insurer, sets its own rules on top of the statute. It treats shingle and other roofs older than 25 years, and tile, slate, concrete or metal roofs older than 50 years, as needing proof of replacement or an inspection showing at least five years of remaining useful life.
The 2023 rule changes
Citizens’ March 2023 bulletin describes the limits as roofs older than 25 years for shingle and other types, and 50 years for tile, slate, concrete or metal. It raised the remaining-useful-life requirement for roofs over those ages from three years to five.
The same bulletin says roof age is based on the oldest part of the roof where the whole roof was not replaced at once. It also says that for qualifying roofs, coverage can be extended for up to five years, even if an inspection shows a longer remaining life, and that five years is the maximum allowed regardless of the inspection result. It also removed an earlier 25 percent reference from its rule on excessively patched roofs. Read the bulletin itself before relying on any summary, including this one.
The one-time exception
A later Citizens notice, effective August 1, 2024, describes a remaining-useful-life exception that allows coverage beyond a stated roof age when the roof is in acceptable condition. The notice says it is granted on a one-time basis.
That matters for planning. An exception that buys time once is not a long-term solution, so a homeowner relying on it should use the time to plan for replacement rather than expect it to be renewed. The notice is on Citizens’ site: update on roof age eligibility. Check with your agent how it applies to your policy before you rely on it.
What Citizens accepts as proof of replacement
Citizens says the Uniform Mitigation Verification Inspection Form, the 4-point inspection form and the roof inspection form are no longer acceptable as proof of roof replacement. It accepts permits, county records and contractor documents with paid invoices instead.
That is set out in Citizens’ required document updates. In practice, the permit record and the invoice from your re-roof are the documents to keep. In Orange County, the county’s roof permit page points to its permit records. Keep copies outside the house, because you may need them years later when you renew or sell.
Can wind mitigation features help an older roof?
They can help your premium, though they do not change the roof’s age. Florida law requires insurers to offer discounts or credits for wind-resistant construction, including roof covering, roof strength and roof-to-wall strength. A wind mitigation inspection documents those features on the state’s form, so your insurer can apply them.
The OIR-B1-1802 form records, among other things, the roof covering and whether it meets the building code, how the roof deck is attached, how the roof is tied to the walls, the roof’s shape, whether there is a secondary water barrier, and how openings are protected. The form says it is valid for up to five years provided no material changes have been made to the structure.
If your roof is approaching an insurer’s age limit, a current wind mitigation report will not stop the age question, but it can make sure you receive every credit your house already earns. If you replace the roof, a new inspection afterwards can capture any upgrades.
What is the new law in Florida about roofs?
Several laws changed how roofs and insurance interact. Section 627.7011 limits insurers refusing roofs under 15 years old over age alone and adds an inspection route for older roofs. Section 553.844(5) limits code work on repairs to roofs built to the 2007 Florida Building Code or later.
| Law | What it does |
|---|---|
| Section 627.7011 | Roof-age limits on refusing or non-renewing; inspection route for older roofs; how age is calculated |
| Section 553.844(5) | On roofs built to the 2007 code or later, repairing 25 percent or more needs only the repaired part brought to current code |
| Section 627.0629 | Requires insurers to offer discounts or credits for wind-resistant construction |
| Section 627.701 | Requires a separate roof deductible to be shown prominently with its dollar value |
These summaries are not legal advice. For a specific policy decision, talk to your insurer, your agent or an attorney.
What can you do if your insurer questions your roof’s age?
Get the facts on paper. Find the roof’s real age from permit records, have it inspected by an authorized inspector, and ask your insurer exactly what it needs. If the roof has 5 or more years of useful life, the law may protect you. If not, plan replacement before the deadline arrives.
Steps in order:
- Confirm the age from the most recent re-roof permit and its final inspection.
- Ask your insurer what it requires, by when, and on which form.
- Get an inspection that states condition by area and remaining useful life.
- Consider a wind mitigation inspection. Florida’s OIR-B1-1802 form records wind-resistant features that can earn discounts under section 627.0629.
- If replacement is due, get itemized quotes and keep the permit and invoice for your insurer.
If you need an inspection report or help understanding what your insurer is asking for, Residential Roofing Orlando can help. See our roof insurance claims assistance or call (407) 305-0865.
What roof records should you keep on file?
Keep the documents an insurer or a buyer is likely to ask for: the re-roof permit and its final inspection, the contractor’s invoice, any roof inspection report stating remaining useful life, and a current wind mitigation report. Together they answer the age and condition questions before they become a problem.
Citizens’ sample 4-point inspection form shows what an insurer wants to know about a roof. It asks for the predominant roof covering, the roof’s age, its remaining useful life, the date of the last roofing permit, whether the roof was fully or partly replaced, its overall condition, and any visible damage or signs of leaks, with photos of each slope.
Having those answers on paper, with the permit and invoice to back them up, makes renewals and sales smoother. Store copies digitally as well as on paper.
Can I get my roof replaced for free in Florida?
Not through a state program. My Safe Florida Home funds specific wind upgrades for eligible homes, such as roof-to-deck attachment, roof-to-wall connections and a secondary water barrier, but it does not pay for a roof simply because it is old. Covered storm damage goes through your insurance claim.
My Safe Florida Home’s homepage said inspections and grants were available when we checked on October 2, 2026. Eligibility rules apply, including a homestead exemption and an original building permit applied for before January 1, 2008, so check the program’s own pages before planning around it.
Frequently asked questions
These are short answers to questions homeowners search about Florida’s roof insurance rules. Each points back to a fuller section above, where the statutes and bulletins are linked. These are summaries, not legal advice; confirm anything about your own policy with your insurer or agent.
What is the 15-year roof rule in Florida?
Under section 627.7011, an insurer may not refuse or non-renew a homeowner’s policy solely because the roof is under 15 years old. For older roofs it must allow an inspection, and may not refuse solely over age if the roof has 5 or more years of useful life left.
Does Florida law require me to replace my roof at 15 years?
No. The law limits what insurers can do; it does not set a replacement age. An insurer may still decline for other lawful reasons, such as a roof in poor condition.
What is the 25% roof replacement rule in Florida?
Under section 553.844(5), if a roof was built to the 2007 Florida Building Code or later, repairing 25 percent or more requires only the repaired portion to meet current code. Older roofs do not get this exception.
Is there a Florida roof relief program for 2026?
My Safe Florida Home offered free wind mitigation inspections and grants for approved upgrades when we checked on October 2, 2026. It is not a roof replacement program, and eligibility rules apply.
