Short answer: A Florida insurer cannot refuse to issue or renew your homeowners policy only because your roof is under 15 years old. Once the roof is 15 or older, you have the right to an inspection first. If the inspection shows at least five years of useful life left, the insurer cannot refuse you on roof age alone.
The 15-year roof law
The rule is in Florida Statute 627.7011(5), added by Senate Bill 2-D in the May 2022 special session. It works in two tiers:
- Roof under 15 years old. The insurer may not refuse to issue or renew a homeowners policy solely because of the roof’s age.
- Roof 15 years or older. Before the insurer can require a new roof as a condition of coverage, you must be allowed to have the roof inspected by an authorized inspector. If that inspection finds five or more years of remaining useful life, the insurer may not refuse to issue or renew based on roof age alone.
The word that matters is solely. An insurer can still act on other lawful underwriting reasons, such as visible damage, active leaks, or a failed inspection. The law protects a sound roof from being judged by its birthday. It does not protect a roof in poor shape.
Who can do the inspection
The statute lists who counts as an authorized inspector. It includes licensed home inspectors, building code inspectors, general, building and residential contractors, roofing contractors, professional engineers, and architects, plus anyone else the insurer recognizes as qualified. Ask your insurer which report format it accepts before you book, since many want a specific roof certification or four-point form.
Citizens Property Insurance has its own limits
Citizens, the state-backed insurer many homeowners land on after a non-renewal, publishes roof-age rules of its own. As of 2026 these were reported as 25 years for shingle roofs and 50 years for tile, metal, slate and similar roofs, beyond which Citizens wants proof of replacement or an inspection showing remaining useful life. Check citizensfla.com for the current rule before you rely on these numbers, since underwriting rules change.
The 25% roof repair rule
This rule comes from the Florida Building Code, not from insurance law, but it often decides whether a storm claim becomes a full replacement.
The code says no more than 25% of a roof or roof section may be repaired, replaced or recovered in any 12-month period unless the whole roof or section is brought up to current code. For older roofs, that meant heavy damage often forced a full replacement.
In 2022, the Legislature added an exception in Florida Statute 553.844(5). If the existing roof was built, repaired or replaced under the 2007 Florida Building Code or later, only the part being repaired has to meet current code, even if the damage is over 25%. The 2007 code took effect on March 1, 2009, so a roof permitted after that date usually qualifies. Your permit history is the proof.
- Roof permitted before March 2009: the old 25% rule still applies. Damage over 25% of a section can require replacing that section or the whole roof to current code.
- Roof permitted on or after March 2009: the exception likely applies. The damaged area gets repaired to current code, and the rest can stay.
Replacement cost vs. actual cash value
Some policies settle roof claims at actual cash value (ACV) once the roof passes a certain age. ACV pays the depreciated value of the roof, not the cost of a new one. On an older roof, that gap can be most of the bill. Check your declarations page or ask your agent whether your roof is covered at replacement cost (RCV) or ACV. It changes how much a storm claim will pay.
What to do if you get a non-renewal or a replace-your-roof letter
- Find your roof’s real age. Look up the last reroof permit on your county or city permit search. Insurers often use the permit date.
- Note the deadline in the letter. Non-renewal notices give you a window, and roofers book up after storms.
- Get an inspection from a licensed roofer or inspector if the roof is 15 or older and in good shape. Ask for a report that states remaining useful life in years.
- Get a wind mitigation inspection at the same visit. If you do replace the roof, a new wind mit report can lower your premium. See our wind mitigation guide.
- Price the replacement so you know your fallback. Measure your roof here, then compare written quotes.
- Check grant eligibility before you sign. Work started before approval can disqualify a My Safe Florida Home grant.
Know your replacement price before the deadline
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Frequently asked questions
Can my insurance company drop me because my roof is 12 years old?
Not solely because of age. Florida Statute 627.7011(5) bars insurers from refusing to issue or renew a homeowners policy solely because the roof is under 15 years old. They can still act on other lawful reasons, such as damage found in an inspection.
What happens when my roof turns 15?
Your insurer can ask about the roof’s condition, but it must let you get an inspection before requiring replacement. If a qualified inspector finds at least five years of remaining useful life, the insurer cannot refuse coverage on roof age alone.
Does the 25% rule still apply in Florida?
Yes for roofs built before the 2007 Florida Building Code took effect on March 1, 2009. For roofs built or replaced under the 2007 code or later, Florida Statute 553.844(5) lets you repair only the damaged portion, even if it is more than 25% of the roof.
How do I find out when my roof was replaced?
Search your county or city building permit records by address. Look for a reroof permit and its final inspection date. Your roofer or home inspection report may also list it.