Roofing
Your Roof and Florida Insurance
Florida carriers weigh roof age, roof condition and your wind mitigation report when they decide whether to write or renew a policy. Here is what they look at and what you can do about it.
Get a written assessmentCan my insurance company drop me because of my roof?
In Florida, roof age and roof condition are among the first things a carrier looks at, and both nonrenewals and refusals to quote are commonly tied to them. Your wind mitigation report is the document that carries the most weight.
This is the single most common reason a Florida homeowner suddenly starts shopping for a roof. The letter arrives, it references the roof, and nobody explains what to do next.
The rules are not uniform. Carriers set their own underwriting appetite, and what one will not touch another will write. What is consistent is which documents decide it: the age of the roof, the four point inspection on older homes, and the wind mitigation form.
01
What a carrier is actually reading
Roof age
Measured from the permitted replacement date, not from when you bought the house. If the permit history does not show a replacement, the roof is treated as original to the build year.
Wind mitigation report
An inspector documents roof deck attachment, roof-to-wall connection, roof covering compliance and secondary water barrier. This form drives wind credits and is often worth more than any other single document.
Four point inspection
Common on older homes. Covers roof, electrical, plumbing and HVAC. A roof flagged here can hold up the whole policy even if the other three are fine.
Roof covering type
Shingle, tile and metal are underwritten differently, and expected remaining life is part of the calculation.
Visible condition
Carriers use aerial imagery. Staining, missing tabs, patched sections and tarps get seen without anyone visiting the property.
Prior claims
Claim history on the property follows the address, not the owner. A prior roof claim is part of the picture for the next carrier.
02
Florida law changed what carriers can do
Florida Statute 627.7011 sets rules around roof coverage, and a 2022 change to Florida law addressed carriers refusing to write policies solely because of roof age. Under it, a carrier generally may not refuse to issue or renew a homeowners policy solely because of the age of a roof that is less than 15 years old, and for an older roof the homeowner may be able to have an inspection performed showing the roof has at least five years of useful life remaining.
That is a floor, not a guarantee. A carrier can still decline for condition, for claim history, or because it has stopped writing in your area entirely. And a policy that is offered with a separate roof deductible or on an actual cash value basis for the roof is a very different policy from one with replacement cost coverage.
This page is general information about how Florida carriers underwrite roofs. It is not legal advice, insurance advice, or a statement about your policy. Read your policy and speak with your agent or a licensed advisor about your own coverage.
03
Actual cash value versus replacement cost
Replacement cost
- Pays what it costs to replace the roof today
- Subject to your deductible and policy terms
- Usually offered on newer roofs
- The coverage most homeowners assume they have
Actual cash value
- Pays replacement cost minus depreciation for age
- On an older roof the depreciation can be most of the value
- Often the only option offered on an aging roof
- Read the roof endorsement, not just the declarations page
04
What to do if you got the letter
- Find the permit history for your address and confirm the real age of the roof
- Get a current wind mitigation inspection, because credits you never claimed may already exist
- Ask your agent specifically what the carrier needs to keep the policy, in writing
- Get the roof looked at before the deadline on the letter, not after
- If a replacement is the answer, keep the permit and the final inspection, because that is the proof the next carrier wants
- Shop the policy at the same time, since carrier appetite in Florida changes constantly
Questions we get on this
- Can my insurance company drop me because of my roof?
- Florida carriers commonly decline or nonrenew over roof age and roof condition. Under Florida law a carrier generally may not refuse a policy solely because of the age of a roof under 15 years, and for older roofs an inspection showing at least five years of remaining useful life may keep coverage available. Condition, claim history and the carrier leaving your market are separate matters.
- How old is too old for a roof in Florida?
- There is no single number, because each carrier sets its own appetite. In practice shingle roofs draw scrutiny as they pass 15 years, and tile and metal are usually given longer. Condition and the wind mitigation report can matter more than the date.
- What is a wind mitigation inspection and do I need one?
- It is a short inspection that documents how your roof is attached and what it is covered with, on a standard Florida form. It is what wind credits are based on, so most homeowners are better off having a current one than not, whether or not the carrier demands it.
- Will replacing my roof lower my premium?
- It changes the inputs your carrier prices on, and a new roof usually improves the wind mitigation credits. Whether that shows up as a lower premium depends on your carrier, your policy and the rest of the property, so confirm with your agent rather than assuming a figure.
- My roof is fine. Why is the carrier asking about it?
- Most carriers now review aerial imagery on renewal. Staining, patched sections, or a tarp from an old repair can trigger a request even when the roof is sound. A current inspection report is usually the fastest way to answer it.
- Does a roof claim have to be filed before I replace it?
- It depends entirely on why the roof is being replaced. Storm damage and ordinary age are treated differently, and filing a claim is a decision with consequences for future coverage. Talk to your agent or a licensed public adjuster before deciding, not to a roofer.
Nova Structa is not an insurance company, an insurance agent, or a public adjuster, and does not give insurance, legal or tax advice. Statutory references are provided as general information and may change. Coverage decisions rest with your carrier and the terms of your policy.
Next step
Get the roof documented
An inspection, photographs and a written assessment you can hand to your agent. Whether or not it turns into a replacement.
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