Florida's 15-Year Roof Rule Explained

Written by the Valrico Roof Leak Pros editorial team. Updated October 30, 2026. How we research our pages

What the rule says

• Insurers can't refuse to issue or renew a homeowners policy solely because of roof age if the roof is less than 15 years old.
• If the roof is 15 years or older, you can hire an authorized inspector. If the inspector finds at least 5 years of remaining useful life, and the report is accepted, the insurer must continue coverage.
• It applies to policies issued or renewed on or after July 1, 2022.
• It doesn't apply to mobile home insurance, and it doesn't stop an insurer from refusing or nonrenewing for other underwriting reasons.

How roof age is counted

Roof age isn't the age of the house. It's counted from the last date 100% of the roof's surface was built or replaced in line with the building code in effect at the time. If the roof was replaced in stages over time, the age can be counted from the first date of the partial replacement, if later repairs ended up replacing the whole surface. Small repairs generally don't reset the clock, but ask your insurer how it counts partial work.

Who can do the inspection?

The inspection has to be done by an authorized inspector. Since House Bill 1611 took effect in July 2024, roofing contractors count among the inspectors who can do it. Insurers differ in the details, so before you pay, confirm with your insurer that the report type and the inspector qualify. You pay for the inspection yourself.

What carriers want in practice

The statute sets a floor, but insurers decide the rest. One Florida insurance expert told a local news station that, in general, carriers want shingle roofs no older than about 15 years. He said tile roofs are typically accepted for about 25 to 30 years and metal roofs for about 40. A roofing association director has described the practical rule as 15 years plus: the inspection can extend insurability by at least five more years.

When does a Valrico roof hit 15?

Add 15 to the year the roof was replaced:

Find the date: look for the permit record, the roofing invoice or ask the seller. The Census puts median build years at 1993 in ZIP 33596 and 1994 in ZIP 33594, so many Valrico roofs have been replaced, but when matters for your policy.

What to do if your insurer questions your roof

1. Read the notice carefully. Note the deadline and exactly what the insurer is asking for.
2. Find your roof's date and gather permits and invoices.
3. Get an inspection from a qualified inspector who will give you a written report with photos and an estimate of remaining useful life.
4. Send it in before the deadline, and keep proof that you sent it.
5. If it's rejected, ask in writing why. You can file a complaint with the Florida Office of Insurance Regulation or Department of Financial Services consumer assistance if the insurer won't honor a valid inspection.

If the roof doesn't pass

• Ask the roofer which repairs would change the result, and get a written quote
• Get a second opinion before replacing a whole roof for an insurance letter
• Ask an independent agent about other carriers
• Ask your current insurer what it would accept in writing