What Florida's roof age law actually protects
If you've heard that Florida insurers automatically drop coverage once a roof turns 15, you're not alone, and you're also not getting the full picture. A real law backs that number, but it works almost the opposite of how most people think.
What the law says
Florida Statute 627.7011 does not set a 15-year expiration date on roofs. It does the opposite. Insurers cannot refuse to write or renew a policy solely because the roof is over 15 years old. Once a roof passes that 15-year mark, the law protects homeowners by giving them the right to an inspection. If the results show at least 5 more years of useful life, the insurer still cannot deny coverage based on age alone.
In other words, 15 years isn't a cutoff. It's the point where the law asks for a little more proof that the roof is still in good shape.
Where the number comes from
Part of the confusion comes from mixing up two different things. The 15-year mark in the statute is a legal floor of protection, not an insurance deadline. Separately, individual insurance companies set up their own underwriting guidelines, and those numbers vary quite a bit.
Citizens Property Insurance, the state's insurer of last resort, publishes its own thresholds: documentation of a full roof replacement is generally required once a shingle roof passes 25 years, or a tile, metal, or concrete roof passes 50 years. Private insurers tend to be stricter, and many start paying closer attention to asphalt shingle roofs somewhere between 15 and 20 years, depending on the company.
Why roof material makes such a big difference
A 15-year-old roof means very different things depending on what it's made of. In Florida's climate, a standard asphalt shingle roof typically lasts somewhere in the 15-to-20-year range, while an architectural shingle can stretch closer to 25. Tile and metal roofs are a completely different story, often lasting 40 to 50 years or more.
That gap is exactly why a 15-year-old shingle roof might raise questions with an insurer, while a tile roof of the same age barely registers.
The two inspections that matter
Two types of inspections come up constantly in this conversation, and they do very different jobs.
- A 4-point inspection looks at the roof, electrical, plumbing, and HVAC systems, and answers a simple question: can this home be insured at all? Insurers typically require one on homes 20 years or older, and it usually needs to be dated within the past year.
- A wind mitigation inspection is a different tool entirely. It documents hurricane resistant features like roof shape, roof deck attachment, and roof to wall connections, and it can unlock real discounts on a policy for up to five years. Many homeowners get both done during one visit, since the roof plays a role in each one.
Ryan Papy, President of Keyes Insurance, puts it this way. "Age matters less than condition. A well documented, well maintained roof at 16 years can look a lot better to an insurer than a neglected one at 10."
Why this became such a big deal in Florida
This protection didn't come out of nowhere. Florida's insurance market went through a genuinely rough stretch leading up to 2022, and roofs were at the center of it. State regulators found that in a single recent year, Florida accounted for roughly 8% of the country's homeowners insurance claims, but more than 76% of the nation's homeowners insurance lawsuits. Roof related claims and litigation climbed steadily in the years leading up to the reform, and a litigated claim tends to cost roughly three times as much to resolve as one that isn't.
As claims, lawsuits, and costs piled up, insurers pulled back or left the state entirely, and Citizens' policy count more than doubled as displaced homeowners had nowhere else to turn. The roof age protections were part of the legislature's response, aimed at giving homeowners with sound roofs a fair shot at coverage while still letting insurers manage real risk.
What homeowners with an aging roof should do
If your roof is under 15 years old and you get a non-renewal notice citing age, that's worth pushing back on directly with your agent. If it's past 15, the smartest move is getting ahead of it: a licensed inspector's report showing at least 5 years of remaining life is a relatively small expense, often in the range of $75 to $200, especially compared to a full roof replacement, which can run well into the thousands depending on material.
Keeping dated photos, past repair records, and a recent inspection on hand also makes a real difference if a renewal ever gets questioned. Florida also requires insurers to give homeowners real notice before non-renewal, typically 120 days, so there's usually more time to sort things out than it feels like in the moment.
The bigger picture
The 15 year number isn't a countdown to losing coverage. It's a legal safeguard for homeowners that starts asking for a bit more proof once a roof reaches a certain age, and the details of that proof depend heavily on the material and condition, not just birthdays. A well maintained, well documented roof, whatever its age, is almost always in a stronger position than homeowners assume.
If you have questions about how your roof's age might affect your policy, reach out to Keyes Insurance. We're happy to walk you through your specific situation. To learn more, visit keyesquote.com.
Data and Information Sources
Florida Senate, Fla. Stat. 627.7011 (2022): flsenate.gov
Florida Senate, Fla. Stat. 627.4133, notice of cancellation and nonrenewal: flsenate.gov
Citizens Property Insurance Corporation, roof age underwriting requirements: citizensfla.com
Florida Office of Insurance Regulation, "Cost Drivers Affecting Florida's Insurance Rates": floir.gov
InterNACHI, Estimated Life Expectancy Chart for Florida homes: nachi.org
My Safe Florida Home program: mysafeflhome.com
The Keyes Company has a business relationship with Gallagher Property and Casualty, LLC d/b/a Keyes Insurance. Because of these relationships, referrals may provide Keyes Company and its owners a financial benefit. You are not required to use the listed provider as a condition for settlement of your loan or the purchase, sale, or refinance of the subject property. For more information, visit keyes.com
