The short answer (September 2026): Florida’s roof-age insurance law did not change in 2026. The three roof bills of the session, HB 815, SB 808 and SB 128, all died on March 13, 2026. Section 627.7011(5), last amended in 2024, still sets the 15-year rule and the five-years-of-useful-life inspection. Claim timelines are also unchanged.
This page is the dated status check: what was proposed, what happened to it, and which rules are in force as of September 25, 2026. For the rules themselves in depth, read our explainers on how old a roof can be for insurance in Florida and how long a roof lasts in Florida. This is general information from a roofing contractor, not legal or insurance advice.
The 2026 roof bills, and what happened to them
| Bill | What it proposed (from the bill page) | Last action |
|---|---|---|
| HB 815 (Gottlieb, Daley) | Extend the roof-age protection from homeowner’s policies to property insurance policies on residential structures; require insurers to “differentiate between low-slope & steep-slope roofs”; require an inspection before replacement of a steep-slope roof [1] | “3/13/2026 House - Died in Insurance & Banking Subcommittee” [1] |
| SB 808 (Simon), identical to HB 815 | Same changes, plus “revising the definition of the term ‘authorized inspector’ to include certain roof consultants and roof observers” [2] | “3/13/2026 Senate - Died in Banking and Insurance” [2] |
| SB 128 (Bracy Davis) | “Requiring insurers to reimburse homeowners for the cost of a specified roof inspection under certain circumstances”; certain notices to homeowners [3] | “3/13/2026 Senate - Died in Banking and Insurance” [3] |
None became law. If you read that “HB 815 changed Florida’s roof law,” check the date and the source. The Florida Senate’s own bill page shows it died in committee [1].
What that means in practice:
- The roof-age protection still applies to homeowner’s policies. HB 815 and SB 808 would have widened it to property insurance policies on residential structures [1][2]. They did not pass.
- The inspection before a required replacement is still at the homeowner’s expense [4]. SB 128 would have required insurers to reimburse the cost in some cases [3]. It did not pass.
- The list of authorized inspectors is unchanged [4]. SB 808 would have added certain roof consultants and roof observers [2].
The roof-age law as it stands in 2026
Section 627.7011(5), Florida Statutes, reads the same in the 2026 statutes as it did before the session. Its history note lists chapter 2024-182 as the latest amendment [4]. In short:
| Part | What it says [4] |
|---|---|
| (5)(b) Under 15 years | An insurer may not refuse to issue or renew a homeowner’s policy solely because of the roof’s age |
| (5)(c) 15 years or older | The insurer must allow an inspection by an insurer-approved authorized inspector, at the homeowner’s expense, before requiring replacement. It may not refuse solely because of age if the inspection shows 5 or more years of useful life remaining |
| (5)(d) How age is counted | From the last date 100% of the roof’s surface was built or replaced to the code in effect at the time |
| (5)(e) Which policies | Homeowners’ policies issued or renewed on or after July 1, 2022 |
| (6) Limits | Does not apply to mobile home policies or policies that are not homeowners’ policies, and does not stop an insurer from declining “for other lawful reasons” |
Other underwriting rules still apply [4]. The evergreen roof-age guide explains each part with examples.
Citizens’ roof rules in 2026
Citizens Property Insurance publishes its roof rules on its inspections page [5]:
- 4-point inspection for property owner, dwelling and mobile home applications on properties more than 20 years old [5]. The report must be dated within the 12 months before a new-business application [6].
- Older roofs: shingle and similar roofs older than 25 years, and tile, slate, clay, concrete or metal roofs older than 50 years, “require documentation showing at least five years of remaining useful life” [5].
- Less than five years left: the owner must provide proof of a full roof replacement “before any policy is written on the property” [5].
Private insurers set their own underwriting rules within the law. Ask your agent what yours requires. Our 4-point vs wind mitigation vs roof certification guide explains which report answers which question.
Claim deadlines and insurer timelines: unchanged
The statutes that set the clock on a roof claim show no 2026 amendments. Section 627.70131’s history ends with 2022 laws, and section 627.70132’s with a 2024 law [7][8].
| Step | Deadline | Source |
|---|---|---|
| You give notice of a claim | Within 1 year after the date of loss (18 months for a supplemental claim) | §627.70132(2) [8] |
| Insurer acknowledges your communication | Within 7 calendar days | §627.70131(1)(a) [7] |
| Insurer begins investigating | Within 7 days after receiving proof-of-loss statements | §627.70131(3)(a) [7] |
| Insurer’s physical inspection, if any | Within 30 days after receiving proof-of-loss statements | §627.70131(3)(b) [7] |
| Insurer pays or denies | Within 60 days after receiving notice of the claim | §627.70131(7)(a) [7] |
Each timeline has exceptions, such as “factors beyond the control of the insurer” [7], and your policy sets its own requirements. For storm claims, the date of loss is the landfall date or the date NOAA verifies the weather event [8]. Our after-the-storm checklist covers what to photograph and when.
What did pass in 2026 that touches homeowners
One 2026 law touches home hardening, though not roof age. SB 1452 became chapter 2026-174, effective June 26, 2026. Among other things, it revises “eligibility requirements for a hurricane mitigation inspection under the My Safe Florida Home Program” [9]. Check the program’s current rules before relying on any detail.
We will update this page if the Legislature changes the roof-age law or the claim timelines.
What a roofing contractor can and can’t do
Florida law bars a contractor from interpreting policy provisions, advising you about coverage or adjusting a claim unless licensed as a public adjuster [10]. What Perkins provides is roof documentation: a photographed roof insurance inspection and a written, itemized estimate. Coverage questions go to your insurer, your agent or a licensed public adjuster. The Department of Financial Services’ consumer helpline is 1-877-693-5236 [11].
If your insurer has already sent a nonrenewal notice about the roof, see the next 30 days after a roof-related nonrenewal. For what insurers ask about a roof in general, see roof requirements for homeowners insurance in Florida.
Frequently asked questions
Did Florida pass a new roof law in 2026? No. The 2026 roof-age bills, HB 815, SB 808 and SB 128, all died in committee on March 13, 2026. Section 627.7011(5) reads as it did before the session; its latest amendment is from 2024.
Is HB 815 law in Florida? No. The Florida Senate’s bill page shows HB 815 died in the House Insurance and Banking Subcommittee on March 13, 2026. Its Senate twin, SB 808, died the same day.
Can my insurer drop me because my roof is 15 years old? Not solely because of age if an inspection by an insurer-approved authorized inspector shows five or more years of useful life remaining. Under 15 years, age alone cannot be the reason. Other underwriting rules still apply.
Who pays for the roof inspection under the 15-year rule? The homeowner. Section 627.7011(5)(c) says the inspection is at the homeowner’s expense. SB 128 would have required insurers to reimburse it in some cases, but it died in 2026.
Does Citizens still insure 25-year-old shingle roofs? Citizens asks for documentation of at least five years of remaining useful life for shingle roofs older than 25 years, and for tile, slate, clay, concrete or metal roofs older than 50. With less than five years left, it needs proof of a full replacement before writing a policy.
How long does an insurer have to pay a roof claim in Florida? Section 627.70131 requires an insurer to pay or deny within 60 days after receiving notice of the claim, unless factors beyond its control prevent it. It must acknowledge communications within 7 days and inspect within 30 days of proof-of-loss statements.
Next step
If your insurer has asked about the roof, have its written request in hand and request a roof inspection from the Miami or Jupiter office. If a replacement is likely, the roof calculator gives a rough estimate (not a quote) from aerial measurements before anyone visits.
This guide is general information, not legal or insurance advice. Your policy and your insurer’s written requirements control. Bill status, statutes and Citizens’ rules were checked on September 25, 2026.
Sources
- Florida Senate, HB 815 (2026), “Roofing Requirements for Property Insurance,” bill page and history. https://www.flsenate.gov/Session/Bill/2026/815
- Florida Senate, SB 808 (2026), “Roofing Requirements for Property Insurance,” bill page and history. https://www.flsenate.gov/Session/Bill/2026/808
- Florida Senate, SB 128 (2026), “Homeowners’ Insurance Policies,” bill page and history. https://www.flsenate.gov/Session/Bill/2026/128
- Section 627.7011, Florida Statutes (2026), subsections (5) and (6), and history note. https://www.flsenate.gov/Laws/Statutes/2026/627.7011
- Citizens Property Insurance Corporation, “Inspections” (four-point, older roofs). https://www.citizensfla.com/inspections
- Citizens Property Insurance Corporation, “What is the acceptable age of a four-point inspection report?” (answer 3251, updated May 20, 2026). https://securesupport.citizensfla.com/app/answers/detail/a_id/3251/
- Section 627.70131, Florida Statutes (2026), and history note. https://www.flsenate.gov/Laws/Statutes/2026/627.70131
- Section 627.70132, Florida Statutes (2026), and history note. https://www.flsenate.gov/Laws/Statutes/2026/627.70132
- Florida Senate, SB 1452 (2026), “Department of Financial Services,” chapter 2026-174. https://www.flsenate.gov/Session/Bill/2026/1452
- Section 489.147, Florida Statutes (2026), subsection (2)(d). https://www.flsenate.gov/Laws/Statutes/2026/489.147
- Florida Department of Financial Services, Consumer Services (1-877-693-5236). https://myfloridacfo.com/division/consumers