If you've bought, sold, or renewed a home in Florida recently, you've heard the question: "How old is the roof?"

Behind it sits a rumor that's scared a lot of homeowners: once a roof hits 15 years, your insurer has to drop you — and the only fix is a full replacement. It's one of the most repeated beliefs in Florida real estate. And it's not what the law says.

What Florida law actually says

Florida Statute 627.7011(5) sets up two clear situations:

  • Roof under 15 years old: an insurer may not refuse to issue or renew a homeowners policy solely because of the roof's age.
  • Roof 15 years or older: the insurer must let you get the roof inspected by an authorized inspector — at your expense — before it can require a replacement based on age. If that inspection determines the roof has at least five years of remaining useful life, the insurer may not refuse to issue or renew the policy solely because of the roof's age.

Read that twice, because it's the whole point: age alone is not enough. The law deliberately moves the decision from a number to a condition.

The honest limits

"Solely" is the word doing all the work. Age alone can't be the reason — but condition still can be. Damage, active leaks, missing shingles, and structural wear remain lawful underwriting grounds. This is your right to a fair look before a five-figure decision, not a guarantee of coverage.

Roof type matters too: asphalt shingle roofs tend to face greater scrutiny as they age, while tile and metal systems are usually evaluated differently by carriers. And on older homes, insurers often ask for a four-point inspection (roof, electrical, plumbing, HVAC) — Citizens, for example, requires one on applications for homes more than 20 years old. If your home is in that zone, expect it and be ready.

Four moves if your roof gets flagged

  1. Find your roof's real age. Check county permit records for the last full replacement date — your "roof age" starts there, and the paperwork may surprise you.
  2. Get an authorized inspection. You have the legal right to one before an age-based replacement demand. A good inspection covers underlayment, fastening, decking, and drainage — not just the year it was installed.
  3. Send the report to your carrier. If it documents five or more years of useful life remaining, age alone can't be used against you.
  4. Ask about wind mitigation. While the inspector is up there, a wind mitigation report documents the features (roof-to-wall connections, deck attachment, secondary water resistance) that unlock Florida's legally required windstorm discounts.

The bottom line

A 16-year-old roof isn't necessarily a problem — and a 10-year-old roof isn't automatically guaranteed coverage. Condition is what matters most. Know the law, get the inspection, and decide from a report — not from a notice.

Thinking about a roof project? Get matched with a vetted Florida roofing contractor at floridasafehome.com.

Sources: Florida Statute 627.7011(5) (reported by Naples Real Estate, Oct 2, 2026; Westfall Roofing, Sept 9, 2026); doyouneedahome.com, Palm Beach County Home Insurance Rates 2026 (Sept 2026).

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