Roof age has become the biggest single factor in whether a Florida homeowner can get or keep insurance. The rules changed in 2022, and they help homeowners more than most people realize. Here is how they work.
The 15-Year Rule
Under Florida’s 2022 insurance reforms, an insurer may not refuse to write or renew a homeowner policy solely because the roof is less than 15 years old. For roofs 15 years or older, the homeowner can obtain an inspection showing the roof has at least five years of remaining useful life, and the insurer may not refuse coverage solely on the basis of age if that inspection is provided.
In practice, this means a well-maintained 18-year-old shingle roof with a favorable inspection can stay insured, while a 12-year-old roof cannot be declined for age alone. The rule does not stop an insurer from declining for condition, so the inspection matters.
Replacement Cost vs Actual Cash Value
Separate from whether you can get coverage is how a claim pays. Replacement cost coverage pays to replace the roof with new materials, less the deductible. Actual cash value pays the depreciated value, which on an old roof can be a fraction of the replacement price. Florida allows insurers to offer roof deductibles and actual-cash-value roof endorsements on older roofs; read the declarations page for the word “roof” and ask your agent what the roof is actually covered for.
The Remaining-Life Inspection
The inspection is a written report from a licensed roofer or inspector stating the roof’s condition and estimated remaining life. Carriers look for sealed shingles, intact granules, sound flashing, no active leaks and no prior patchwork repairs. A roof that passes today may not pass next year, so the report is worth repeating before each renewal on roofs past 15.
Wind Mitigation Credits
A separate wind-mitigation inspection documents roof shape, roof-to-wall connections, secondary water barrier and roof covering. Credits from that inspection reduce the wind portion of the premium and often exceed the cost of the inspection in the first year. Any new roof from Sunny Roofing qualifies for the current-code credits; ask for the inspection after install.
Keeping an Older Roof Insurable
- A free inspection before renewal, with a written condition report
- Repairs for anything found, done properly rather than with sealant
- Photographs and the report on file for your agent
- A replacement plan before the roof fails, so you choose the timing rather than the carrier
When a roof is at the end of its life, a free inspection gives a written replacement price, and financing spreads the cost.
Frequently Asked Questions
Can my insurer cancel me because my roof is 20 years old?
Not solely for age if you provide an inspection showing at least five years of remaining life. They can decline for condition, which is why the inspection matters.
Does a new roof lower my insurance premium?
Usually, through wind-mitigation credits and by removing roof-age surcharges or actual-cash-value endorsements. Ask your agent for the numbers before and after.
What counts as the roof’s age?
The date of the last full replacement, as shown on the permit. A repair does not reset the age.
Talk to Sunny Roofing
Sunny Roofing is a veteran-owned, BBB A+ accredited, Florida-certified roofing contractor (CCC1333142) serving Orlando and Central Florida since 2018. Every job gets a dedicated project manager, a 15-year workmanship warranty and a cleanup guarantee. Book a free inspection online or call (561) 650-1355.