Will Your Insurance Company Make You Replace Your Roof? Florida's Roof Rules Explained

The short answer (2026)

• Roof under 15 years old? Your insurer can't refuse to issue or renew your homeowners policy just because of the roof's age.
• Roof 15 or older? You can get it inspected before the insurer can require a new one. If it has at least five years of useful life left, they can't refuse on age alone.
• The 25% rule changed in 2022. If your roof was built or replaced to the 2007 Florida Building Code or later, only the repaired part has to meet today's code.
• Citizens has its own limits. 25 years for shingle roofs and 50 for tile, metal, slate, clay or concrete, unless you can show five or more years of life left.
• A new roof can help your premium. Florida insurers have to offer wind-mitigation discounts for qualifying features. A wind-mitigation inspection is how you prove you have them.

Last reviewed: October 26, 2026. We re-check this page every quarter and after every Florida legislative session, because these rules change.

Florida's 15-year roof rule

Florida's 15-year roof rule lives in section 627.7011 of the state statutes. For policies issued or renewed on or after July 1, 2022, an insurer can't refuse to write or renew your homeowners policy solely because your roof is under 15 years old. Roofs 15 or older get a chance at an inspection before the insurer can require replacement.

What the law says

Here's the plain version. If your roof is under 15 years old, your insurer can't turn you down or drop you at renewal just because of how old the roof is. If it's 15 or older, the insurer has to let you get an inspection by an authorized inspector before it can make you replace the roof. The law puts the cost of that inspection on you, not the insurer. If it shows the roof has at least five years of useful life left, the insurer can't refuse to write or renew your policy on roof age alone.

Source: Florida Department of Financial Services, property insurance changes; 2022 bill text (SB 2-D).

How roof age is counted

It's not the age of your house. The clock starts on the last date the whole roof, 100% of it, was built or replaced to the building code in effect at that time. So if you had a section patched after a storm a few years back, that usually doesn't reset anything. Your permit history tells the story. Your county's online permit records are a good place to start.

Source: 2022 bill text (SB 2-D).

What the rule does NOT do

This is where a lot of people get tripped up, so we'll be blunt. The 15-year rule only stops an insurer from refusing you because of age alone. Your insurer can still decline or non-renew for other reasons, like the roof's condition or damage. It can also charge more for an older roof. Passing an inspection doesn't mean the insurer has to accept your roof. It just means age can't be the only reason they say no.

Who counts as an authorized inspector

The law lists who can do this inspection: licensed home inspectors, building code inspectors, licensed contractors, professional engineers, architects and others your insurer recognizes. Neal Roofing & Waterproofing is a licensed Florida contractor, so we count as an authorized inspector under section 627.7011. A good report doesn't force your insurer to accept the roof, though.

Here's what that means for you. We can inspect the roof and put its condition in writing. Before you book anyone, it's still smart to call your insurer or agent and ask what they want to see in the report. That way nobody's guessing.

Source: 2022 bill text (SB 2-D).

The 25% roof rule and the 2022 change

Florida's 25% roof rule used to mean that if 25% or more of a roof needed repair, the whole roof had to be redone to current code. Since SB 4-D in 2022, if your roof was built, repaired or replaced to the 2007 Florida Building Code or later, only the repaired portion has to meet current code.

You'll still hear people say the 25% rule is gone. It isn't. It changed, and the change mostly helps newer roofs.

Here's what that looks like in real life. Say a storm tears up a big piece of your roof. If that roof went on under the 2007 code or later, generally only the repaired section has to be brought up to today's code. If your roof is older than that, a repair that size can still mean redoing the whole thing. That's why your roof's age and its permit records matter so much here.

Source: 2022 bill text (SB 4-D).

Citizens Property Insurance roof requirements

A lot of homeowners around Palm Beach County end up with Citizens, either by choice or because other carriers pulled back. Citizens has its own roof rules on top of state law, and they're worth knowing even if you're not with Citizens today.

Roof age limits

Citizens asks for proof of a full roof replacement if your shingle roof (or any roof that isn't tile, slate, clay, concrete or metal) is over 25 years old, or if your tile, slate, clay, concrete or metal roof is over 50. The exception is documentation showing at least five years of remaining useful life, which Citizens underwriting reviews.

So a shingle roof put on in 1999 is past the line in 2026. A concrete tile roof from 1990 isn't, yet.

Source: Citizens support article on roof requirements (updated March 17, 2026).

What Citizens accepts as proof of replacement

If you've already replaced the roof, Citizens wants one of these:

• An approved building permit showing the work was completed
• An electronic permit record from your county's website
• Proof of completed work from a licensed contractor, plus a paid-in-full invoice

Here's the part people miss. Citizens says the wind-mitigation form, the 4-point form and the Roof Inspection Form are not accepted as proof that a roof was replaced. Keep your permit final and your paid invoice somewhere you can find them.

Source: Citizens notice, January 2023.

Buying a home with an old roof

You may still be able to get covered. For a recent purchase, Citizens can accept an unbound application when you have a signed contract with a licensed contractor for a full roof replacement within 30 days of the requested effective date, and the purchase happens within 45 days of that date. Check with your insurance agent first.

We know how this goes. The home inspection comes back, the roof gets flagged, and all of a sudden the closing date feels a lot closer. If that's you, call us early. We'll look at the roof, write up a full replacement contract and give you a timeline in writing. We can commit to a full replacement within that 30-day window. We'll be honest with you, though: hitting it depends on timing, getting the contract signed, financing if you choose it, and our production schedule. The sooner you call, the easier it is.

Buying a house with an old roof? Call (561) 473-0192 to get a replacement contract started.

Source: Citizens notice, September 2025.

4-point inspections and your roof

A 4-point inspection looks at four parts of your home for insurance underwriting: the roof, the electrical, the plumbing and the HVAC. Citizens requires one for homes over 20 years old, and other insurers set their own rules. It isn't the same thing as a wind-mitigation report, which documents your home's storm-resistant features.

On the roof, the inspector is looking for things like active leaks, signs of old leaks, visible damage and wear. If your roof gets flagged, don't panic. Have a roofer look at exactly what was written up. Sometimes it's a repair. Sometimes the roof really has run its course. Either way, you'll want the answer in writing.

Source: Citizens inspections page.

Wind mitigation: how a new roof can lower your premium

A new roof can lower your premium. Florida law (section 627.0629) requires insurers to offer discounts or credits for qualifying wind-resistant features. After the new roof goes on, get a wind-mitigation inspection so your insurer has proof of those features. How much it helps depends on your insurer and your home.

The wind-mitigation form is officially called the OIR-B1-1802. The roof items it covers include:

• Roof covering
• Roof-deck attachment (how the plywood is fastened down)
• Roof-to-wall connections
• Roof shape, such as a hip roof
• Secondary water resistance, sometimes called a sealed roof deck

A revised version of the form is in effect for inspections on or after April 1, 2026. If your last report is older than that, ask your agent whether it still works for them.

One tip from the job site: ask your roofer to photograph the deck attachment and underlayment while the roof is open. Once the shingles or tile go on, nobody can see that stuff. We take photos on every job, before, after and all the way through construction. Those photos help your wind-mitigation inspector verify the features that are now covered up.

Source: Florida Statutes s. 627.0629; Florida OIR wind mitigation resources; Citizens notice on the revised form, March 2026.

Help paying for it: My Safe Florida Home

My Safe Florida Home is a state program, and as of October 2026 it's open. It offers free wind-mitigation inspections and grants of up to $10,000 for approved upgrades, and roof improvements can count.

Here's who qualifies, according to the program's FAQ:

• The home is your homestead
• It's a site-built single-family home or townhome
• It was built before January 1, 2008
• Its insured value is $700,000 or less
• You've had the program's initial inspection

Income limits apply too, so check current eligibility at mysafeflhome.com. Rentals, second homes and condos aren't eligible for the inspections, and no grant is guaranteed.

How the money works: matching grants pay $2 for every $1 you put in, up to $10,000, as a reimbursement. Low-income grants don't need a match.

Here's the big one. You must have grant approval before construction starts. If the roof goes on first, the work doesn't qualify. So if you think you might be eligible, apply before you set a start date with any roofer, us included.

Trying to work out a budget? Here's what a roof replacement costs in Palm Beach County, and here are our roof financing options.

Source: My Safe Florida Home; program FAQ; Florida Statutes s. 215.5586 (2026).

Your options if your insurer says "replace the roof"

Okay, the letter's in your hand. Here's what we'd do if it were our house.

1. Read the letter and find the deadline. Put it on the calendar. Everything else works backward from that date.
2. Confirm your roof's age. Pull your permit records from the county's website and make sure they match what the insurer has.
3. If the roof is 15 or older, think about an inspection. As a licensed contractor, we count as an authorized inspector, and our roof inspection is free. Ask your insurer what it wants to see in the report.
4. Talk to your insurance agent. They can tell you what your policy needs and what your choices are. That's their job, not ours.
5. If you do need a new roof, get it in writing. Ask for an itemized quote and a timeline that beats the insurer's deadline. Don't sign anything vague.
6. After the job, keep your paperwork. Hold on to the permit final, the paid-in-full invoice and your new wind-mitigation report.

Where we come in

If your roof needs work, here's what we handle. When it's a full roof replacement, we take it start to finish:

• A free, honest inspection, and we tell you what we actually see
• A written scope of work and quote
• The permit
• The installation
• The final inspection
• A paperwork package for your records: the permit, a CompanyCam link with your job's photos, a certificate of completion, your warranty documents and your receipt

What a roofer can and can't do for you under Florida law

Florida law, section 489.147, puts clear limits on contractors like us. Honestly, we think they're good rules. They keep storm chasers in check, and they make it easier for you to tell who's being straight with you.

Here's what we'll never do

• Interpret your insurance policy or tell you what's covered. That's a question for your agent or a licensed public adjuster.
• Adjust your claim or negotiate with your insurer for you. We aren't public adjusters.
• Offer rebates, gifts or gift cards for an inspection or a claim.
• Waive your deductible or offer to cover it. It's against the law, and it's not how we work.

What we will do is look at your roof, tell you the truth about it, put it in writing and do the work right if you need it.

Your roofing contract since HB 715 (2025)

A 2025 law, HB 715, changed roofing contracts in two ways you should know about. Your contract has to include a notice telling you to review your insurance policy. And the 10-day right to cancel without penalty now only applies to contracts signed within 180 days of a declared state of emergency for your area. Read your contract before you sign, and ask us about anything that isn't clear.

Source: Florida Statutes s. 489.147 (2026); Florida Department of Financial Services on HB 715.

Frequently asked questions

Does the 15-year roof rule apply to my tile or metal roof?

Yes. The 15-year rule in section 627.7011 is about the roof's age, not what it's made of. Insurers can still set their own underwriting rules by roof material, though, so ask your agent how your insurer treats your type of roof.

Who pays for the roof inspection under the 15-year rule?

Not your insurer. If your roof is 15 years or older, the law lets you get an inspection by an authorized inspector before the insurer can require a replacement, and it says the inspection is at your expense. At Neal, our roof inspection is free.

Is a roof inspection the same as a 4-point or wind-mitigation inspection?

No. A roof inspection looks at your roof's condition and remaining life. A 4-point inspection checks the roof, electrical, plumbing and HVAC for underwriting. A wind-mitigation inspection documents storm-resistant features that can qualify you for premium discounts.

What paperwork proves my roof was replaced?

Citizens accepts an approved building permit showing completed work, an electronic permit record from the county website, or proof of completed work from a licensed contractor with a paid-in-full invoice. It doesn't accept the 4-point form, the wind-mitigation form or the Roof Inspection Form as proof of replacement.

Can my roofer talk to my insurance company for me?

Not about your coverage or your claim. Under section 489.147, a contractor can't interpret your policy, give coverage advice or adjust a claim unless licensed as a public adjuster. For those questions, talk to your insurance agent or a licensed public adjuster.

Can I get a My Safe Florida Home grant for a new roof?

Possibly. Roof improvements can qualify, but you have to meet the program's eligibility rules, including income limits, and grants aren't guaranteed. You must have grant approval before any work starts. Check current eligibility at mysafeflhome.com.

Talk to a local roofer who'll give it to you straight

Sam and Andrew started Neal Roofing & Waterproofing as childhood friends, and we still work in the same communities we grew up in. When you call, you get an honest look at your roof and a straight answer. If your roof has life left, we'll tell you. If it's time, we'll show you why.

Our customers have given us 4.9 stars across 992 reviews. And when we put a new roof on, it comes with a 20-year or 50-year warranty, depending on the products you choose.

This page explains Florida law in general terms. It isn't insurance or legal advice. Ask your agent or a licensed public adjuster about your policy.

Last reviewed: October 26, 2026. We re-check this page every quarter and after each Florida legislative session.

Sources

• Florida Department of Financial Services: property insurance changes (15-year rule, HB 715)
• SB 2-D (2022) bill text: 15-year rule, roof age, authorized inspectors
• SB 4-D (2022) bill text: 25% rule change
• Citizens: roof age requirements
• Citizens: inspections (4-point for homes over 20 years)
• Citizens: acceptable proof of roof replacement (Jan 2023)
• Citizens: unbound submissions for new purchases (Sept 2025)
• Florida Statutes s. 627.0629: wind-mitigation discounts
• Florida OIR: wind mitigation resources
• Citizens: revised OIR-B1-1802 form (March 2026)
• My Safe Florida Home
• My Safe Florida Home FAQ
• Florida Statutes s. 215.5586 (2026)
• Florida Statutes s. 489.147 (2026)
• HB 815 (2026) bill history