The short answer
In Florida, an insurer can’t refuse to issue or renew your homeowners policy only because your roof is less than 15 years old. If your roof is 15 or older, the insurer must let you get an inspection first, and if it shows at least 5 years of useful life left, roof age alone can’t be the reason to refuse.
The 15-year roof rule
| Your roof is… | What the law says |
|---|---|
| Under 15 years old | The insurer may not refuse to issue or renew solely because of the roof’s age. |
| 15 years or older | Before requiring a new roof, the insurer must let you have an inspection by an authorized inspector, at your expense. |
| 15+ and the inspection shows 5+ years of life left | The insurer may not refuse to issue or renew solely because of roof age. |
Roof age is counted from the last time 100% of the roof surface was built or replaced. These rules apply to policies issued or renewed on or after July 1, 2022 (Florida Statutes section 627.7011).
Important: “solely because of age”
The law protects you from refusal based only on age. An insurer can still act on the roof’s condition, such as damage or leaks found in an inspection. That is why a good inspection report matters.
Proposed changes that did not pass
In 2026, Florida lawmakers considered HB 815 and its Senate twin, SB 808, titled “Roofing Requirements for Property Insurance.” The bills would have added more roof-age protections, including treating flat (low-slope) and sloped roofs differently and allowing an inspection before an insurer could require a sloped roof to be replaced.
Both bills died in committee on March 13, 2026. Some websites and AI search summaries describe HB 815 as law. It is not. The rule in force is the 15-year rule described above.
Citizens Property Insurance
- Citizens, Florida’s state-backed insurer, requires a 4-point inspection for homes more than 20 years old.
- It requires a roof inspection for shingle roofs older than 25 years, showing at least 5 years of remaining useful life.
- Requirements change, so check citizensfla.com for the current rules.
The 25% repair rule
If your roof was built or last replaced under the 2007 Florida Building Code or later, generally roofs from around 2009 onward, repairs to more than 25% of the roof no longer force a full replacement. Only the repaired part must meet current code. Older roofs may still fall under the old 25% rule.
Wind mitigation discounts
A wind mitigation inspection on Florida’s form OIR-B1-1802 documents features that help your home resist hurricane winds. It can earn premium discounts and is valid for up to 5 years if you don’t make major changes. Insurers must post the discounts they offer on their websites. See our wind mitigation guide.
Where to get help
- Florida Department of Financial Services consumer helpline, for insurance questions and complaints
- My Safe Florida Home program, for inspections and hurricane upgrade grants when funding is open
- Citizens Property Insurance, if no private insurer will cover your home
Good to know
If your roof is 15 or older, get an inspection by a licensed inspector before your renewal. If it shows 5 or more years of life left, send it to your insurer in writing and keep a copy.
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
Does the 15-year rule mean my insurer must cover any roof under 15?
No. It means they can’t refuse solely because of age. They can still act on the roof’s condition.
Who pays for the inspection?
Under the law, the inspection to show remaining life is at the homeowner’s expense.
Do these rules apply to Citizens too?
Citizens has its own published inspection requirements. Check citizensfla.com.
Laws and insurer rules change. This page is general information, not legal advice. Last reviewed October 2026.