Florida's 15-year roof law: can they drop you?

Florida added these rules in May 2022 (Senate Bill 2-D). They apply to homeowners policies issued or renewed on or after July 1, 2022.

• Roof under 15 years old: the insurer can't refuse to issue or renew your policy just because of the roof's age.
• Roof 15 years or older: before requiring a new roof, the insurer has to let you get an inspection at your cost. If it shows at least 5 years of useful life left, they can't refuse you for roof age alone.

Two limits: the law doesn't cover mobile homes, and an insurer can still refuse for other reasons, like damage or a roof in poor condition.

The clock starts on the last date 100% of the roof was installed or replaced to the code at the time. If it was redone in sections that add up to the whole roof, the age counts from the first section.

That's why your reroof permit matters. I look up the permit history so the install year is documented, not guessed.

The law treats all roofs the same. Citizens adds its own rules on top. It wants proof of a full replacement when a shingle roof is more than 25 years old, or a tile, metal or concrete roof is more than 50 years old. An inspection showing at least 5 years of life left can still qualify, but Citizens will only extend coverage for up to 5 years.

Citizens' roof form is RCF-1 03 25. A 4-point inspection with photos of every roof slope can take its place.

The inspector has to be approved by your insurer and be one of these: a licensed home inspector, a building code inspector, a general, building, residential or roofing contractor, an engineer, or an architect.

I'm a Florida licensed home inspector (HI18810). I check every slope, by walking it, from a ladder or with a drone, and give you an honest estimate of the years left.

Under Florida law (s. 553.844), if your roof was built or replaced under the 2007 Florida Building Code or later, and 25% or more of it needs repair, only the repaired part has to meet the current code. You don't have to replace the whole roof.

Older roofs follow the standard building code rule, and Miami-Dade has extra roofing rules for the High-Velocity Hurricane Zone. Ask a licensed roofer how it applies to your house.