Updated November 4, 2026
Why roof age matters to insurers
Older roofs are more likely to fail in a storm, so insurers pay close attention to roof age when they decide whether to write or renew a policy and how much to pay on a claim. Florida has a law that sets some limits on what insurers can do.
This guide explains the basics. It is general information, not legal or insurance advice. Your policy language controls, so talk with your agent or insurer.
The 15-year rule in Florida Statute 627.7011
Under section 627.7011(5), an insurer may not refuse to issue or renew a homeowner's policy for a residential structure solely because of roof age if the roof is less than 15 years old.
If the roof is 15 years old or older, the insurer must let you have an authorized inspector examine the roof before requiring replacement as a condition of issuing or renewing coverage. You pay for the inspection. If the inspection finds 5 years or more of useful life remaining, the insurer cannot refuse coverage solely because of roof age.
The inspector must be approved by the insurer and hold one of the listed credentials, such as a home inspector license, building code inspector license, contractor license, or a professional engineer or architect license. These provisions apply to homeowners policies, not mobile home policies. See the Florida Senate staff analysis of the current law in the 2026 bill analysis.
Did the rule change in 2026?
A 2026 bill, SB 808, with a House companion HB 815, proposed changes to these roof-age rules, including different treatment for low-slope and steep-slope roofs. Both bills died in committee on March 13, 2026. As of this writing, the existing rules above are the ones to plan around. Check with your insurer or agent for anything newer. See the bill page.
What it means for replacing your roof
- Under 15 years: roof age alone cannot be the only reason a homeowner's policy is refused or non-renewed. Other factors still count.
- 15 years or older: consider an authorized inspection before replacing. If it shows 5 or more years of useful life, replacement may not be required for coverage.
- Near the line: keep maintenance records and inspection reports. They help if your insurer questions the roof.
- Policy type: some policies pay older roofs at depreciated value rather than replacement cost, which can lead to a smaller claim payment. Read your roof coverage terms.
The state's My Safe Florida Home program also has a page on the 15-year roof rule that is worth a look: 15-year roof rule update.
The 25 percent rule and claims
Before 2022, the Florida Building Code could require a full roof to meet current code when more than 25 percent was repaired or replaced in a 12-month period. Florida Statute 553.844(5) now provides that when a roof was built, repaired, or replaced under the 2007 Florida Building Code or later, and 25 percent or more is being repaired, replaced, or recovered, only that portion has to meet the current code.
In practice, this can affect storm claims: an insurer may offer to pay for a partial repair instead of a whole roof. Whether a repair is workable depends on the roof's condition, the material, whether matching pieces are available, and the manufacturer's warranty rules. If you disagree with a repair-only offer, ask for the reasoning in writing and consider a second opinion from a licensed roofer. A licensed public adjuster or attorney can advise on claim disputes; roofing contractors cannot interpret your policy.
Wind mitigation credits after a new roof
Florida requires insurers to offer discounts for features that protect a home from hurricane-force winds. The discounts apply to the windstorm portion of the premium. A qualified inspector documents the features on the Uniform Mitigation Verification Inspection form, with photographs, and the form goes to your insurer. The state says a completed form is valid for five years if the structure is unchanged, and a new version of the form applies to inspections on or after April 1, 2026.
Roof-related features on the form include roof covering, roof-deck attachment, roof-to-wall connections, a secondary water barrier, and roof shape. Licensed home inspectors with the required training, contractors, engineers, architects, and certified building code inspectors can perform these inspections. See the state consumer guide on hurricane premium discounts.
After a replacement, ask your roofer for documents that support the form, such as permit records and product approvals, and ask your agent how much credit applies. Savings vary by insurer.
Frequently asked questions
Can my insurer non-renew me because my roof is 12 years old?
Not solely because of roof age. Florida Statute 627.7011 says an insurer may not refuse to issue or renew a homeowner's policy solely due to roof age if the roof is less than 15 years old. Other underwriting reasons can still apply.
My roof is 16 years old. What now?
You can have an insurer-approved authorized inspector examine it at your cost. If the inspection finds at least 5 years of useful life remaining, the insurer cannot refuse coverage solely because of roof age.
Who counts as an authorized inspector?
Someone the insurer approves who holds a listed credential, such as a home inspector, building code inspector, contractor, professional engineer, or architect license. Ask your insurer before hiring.
Will a new roof lower my premium?
It may, through wind mitigation credits, but amounts vary by insurer and policy. Get a new wind mitigation inspection after the work and give the form to your agent.