Roof Age and Florida Underwriting: What Carriers Look For
When a South Shore homeowner calls me about a rate jump, my first question is almost always about the roof. Florida carriers underwrite roofs harder than anything else on the house, and the rules are more specific than most homeowners expect.
The common age thresholds
Most Florida carriers want asphalt shingle roofs under 15 years old for new business, and many will consider shingles up to 20 years with a passing inspection. Tile and metal roofs usually get 25 to 40 years because they age more slowly.
Florida law requires carriers to offer renewal on roofs under 15 years old, and to allow an inspection to prove a roof with at least five years of useful life remains insurable. That inspection is worth ordering before you accept a non-renewal.
Why a four-point inspection matters
For homes over roughly 30 years old, carriers require a four-point inspection covering roof, electrical, plumbing, and HVAC. A clean report can unlock better pricing; a report noting active leaks or double-tapped breakers can stop a quote cold.
Fix the small items flagged in the report before shopping. Replacing a corroded water heater or a cracked boot is cheaper than the premium difference between carriers.
Get credit for what you already have
A wind mitigation inspection documents roof deck attachment, secondary water resistance, roof-to-wall connections, and opening protection. Those credits routinely cut hurricane premium by a meaningful share.
Wind mitigation reports are valid for five years. If yours has expired or predates a roof replacement, order a new one — you may be paying for discounts you already earned.
Frequently Asked Questions
- Will a new roof lower my premium right away?
- Usually yes. Send the permit, final inspection, and a new wind mitigation report to your agent and ask for the policy to be re-rated mid-term.
- Can a carrier drop me only because my roof is old?
- Florida rules limit that. If your roof has at least five years of remaining useful life documented by an inspector, the carrier generally cannot refuse renewal on age alone.
- Does a roof repair reset the roof age?
- No. Carriers date the roof from the last full replacement recorded on the permit, not from partial repairs.
Let's make sure your coverage matches your life
I'm Chaz Toomey, right here in Ruskin. Send me a few details and I'll review your policy or build a quote — no pressure.