The short answer
Insurers usually care about two things: the specific problems they listed, and how many years of useful life the roof has left. Often a repair plus a roof certification is enough. If the roof is near the end of its life, replacement may be the only way to keep coverage.
What insurers usually want to see
- Every listed item fixed, not just some
- Proof: the invoice, before and after photos, and a permit if one was needed
- Sometimes a roof certification showing a certain number of years of life left
Repair or replace?
| Signs a repair may be enough | Signs replacement may make sense |
|---|---|
| Damage is limited to one area | Damage or wear is spread across the roof |
| The roof is well within its expected life | The roof is near or past its expected life |
| No leaks inside the house | Repeated leaks, soft spots, or sagging |
| A roofer will certify it after repair | No one will certify it, even after repairs |
| Repair cost is a small share of a new roof | Repairs keep adding up year after year |
Florida’s 25% rule
Florida used to require the whole roof to be brought up to current code if more than 25% of it was repaired or replaced within 12 months. Since 2022, if your roof was built or last replaced under the 2007 Florida Building Code or later, generally roofs from around 2009 onward, only the repaired section has to meet current code. Older roofs may still fall under the 25% rule. Ask your roofer how it applies to your roof.
Getting the right quotes
- Ask for an itemized repair quote that matches the items on your inspection report.
- Ask for a replacement quote too, so you can compare.
- Ask the roofer to put in writing how many years the roof should last after the repair.
- Get at least one second opinion before agreeing to a full replacement.
Good to know
Send your repair quote and the insurer’s list to your agent before work starts and ask, “If this is done, will you renew?” Get the answer in writing.
Want a local roofer to take a look?
A local roofer can check your roof and tell you whether a repair, a roof certification, or a replacement makes sense. Free, with no obligation.
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Common questions
Will my insurer pay for the repair?
Usually not, if the problem is age or wear. Insurance generally covers sudden damage, such as a storm, not normal aging. If a storm caused the damage, talk to your insurer about a claim.
Can I do the repair myself?
Insurers usually want work done by a licensed roofer, with an invoice and photos as proof. Check with your insurer first.
How long do I have to make repairs?
Check the deadline in your letter. If you need more time, ask your insurer in writing and show a signed contract or a scheduled date.