The short answer (September 2026): Florida insurers look at your roof’s age, condition and wind-resistance features. Under state law, a roof younger than 15 years cannot be the sole reason to refuse a homeowner’s policy. Citizens asks for proof of five years’ remaining life on shingle roofs over 25 years and tile or metal over 50. Private insurers set their own rules.
This page gathers the roof requirements in one place and points to the guide that covers each one in depth. It is written by a roofing contractor. It is general information, not legal or insurance advice; your policy and your insurer’s written requirements control.
The four things an insurer wants to know about your roof
| Question | Where it comes from | Where to read more |
|---|---|---|
| How old is the roof? | Your permit history; the 4-point roof section asks for the roof’s age and the date of the last roofing permit [3] | How old can a roof be for insurance in Florida? |
| What condition is it in, and how much life is left? | A 4-point inspection or a roof inspection form, with photos [2][3] | 4-point vs wind mitigation vs roof certification |
| How well is it built to resist wind? | The wind mitigation form, OIR-B1-1802 [5] | The wind mitigation section below |
| Has anything changed since the last report? | New permits, repairs, a partial replacement [3][5] | Roof certification in a home sale |
Most requests start with one of three documents: a 4-point inspection, a roof inspection (condition) form, or a wind mitigation form. They answer different questions, and one does not replace another unless the insurer says so.
Roof age: the law in one paragraph
Section 627.7011(5), Florida Statutes, protects homeowner’s policies in two ways [1]. An insurer may not refuse to issue or renew a homeowner’s policy “solely because of the age of the roof” when the roof is less than 15 years old. For a roof 15 years or older, the insurer must let you have it inspected by an insurer-approved authorized inspector before requiring replacement, and may not refuse solely because of age if the inspection shows five or more years of useful life remaining [1]. Age counts from the last date 100% of the roof was built or replaced to the code then in effect [1]. The subsection applies to homeowners’ policies issued or renewed on or after July 1, 2022 [1].
Other underwriting rules still apply. The law says what an insurer cannot do solely because of age; condition, damage and other lawful reasons remain part of underwriting [1]. The roof-age guide walks through each part with examples. Did the law change in 2026? No. The 2026 roof bills died in committee; see our 2026 roof insurance law update.
Citizens: the published roof rules
Citizens Property Insurance publishes its roof rules, which makes them the clearest benchmark in the state [2]:
| Rule | What Citizens says [2] |
|---|---|
| When a 4-point is required | Property owner, dwelling and mobile home applications on properties more than 20 years old |
| Soft roofs (shingle and similar) | Older than 25 years: documentation of at least five years of remaining useful life |
| Hard roofs (tile, slate, clay, concrete, metal) | Older than 50 years: documentation of at least five years of remaining useful life |
| Less than five years left | Proof of a full roof replacement before a policy is written |
| Who inspects | A Florida-licensed inspector |
The 4-point report must be dated within the 12 months before a new-business application [6]. Citizens’ current forms are the 4-Point Inspection Form (Insp4pt 03 25) and the Roof Inspection Form (RCF-1 03 25), updated in March 2025 [4]. These are underwriting thresholds, not lifespans. For how long roofs actually last, read how long a roof lasts in Florida.
What the 4-point form asks about the roof
The roof section of Citizens’ 4-point form is a good preview of what any inspector will look at [3]. For the main roof and any secondary roof it asks for:
- Covering material, roof age and remaining useful life in years.
- Date of the last roofing permit and the last update, and whether that update was a full or partial replacement (with the percentage).
- Overall condition: satisfactory or unsatisfactory, with an explanation.
- Visible damage or deterioration: cracking, cupping or curling, excessive granule loss, exposed asphalt, exposed felt, missing, loose or cracked tabs or tiles, soft spots in the decking, and visible hail damage.
- Visible signs of leaks, in the attic or underside of the decking and on interior ceilings.
With photos of each roof slope, the roof section can take the place of Citizens’ separate Roof Inspection Form [3]. Two practical points follow. First, the permit date matters, so find yours before the inspection; the home-sale guide lists the county permit searches. Second, a leak stain on a ceiling or a few slipped tiles will be written down, so it is usually cheaper to fix small defects before the inspector comes than to explain them afterwards.
Wind mitigation: the roof features that can earn discounts
Wind mitigation is a different question: not “how old is it?” but “how well is it built?”. Florida law requires residential rate filings to include discounts or credits for construction that reduces windstorm loss, naming roof strength, roof covering performance and roof-to-wall strength among them [7]. Insurers must tell you what discounts are available [8].
The uniform form, OIR-B1-1802, records five roof items out of seven questions [5]:
| Form question | What it records [5] |
|---|---|
| 2. Roof covering | Covering type, permit date or product approval number, and whether it meets the code |
| 3. Roof deck attachment | The weakest form of deck attachment (nail size and spacing, or a concrete deck) |
| 4. Roof-to-wall attachment | The weakest roof-to-wall connection (toe nails, clips, single or double wraps) |
| 5. Roof geometry | Hip roof, flat roof, or other |
| 6. Secondary water resistance | Whether a sealed roof deck is present (standard underlayment or hot-mopped felt does not qualify) |
The form is valid for up to five years if no material changes are made to the structure [5]. A re-roof is the one time the deck attachment and secondary water resistance are exposed and can be upgraded, so it is worth asking what your new roof will change on the next form. The discount itself depends on your insurer’s filed rates; no contractor can promise one.
Who signs it. Section 627.711(2) and the form list home inspectors with hurricane mitigation training, building code inspectors, general, building or residential contractors, engineers and architects, or anyone else the insurer recognizes as qualified [5][8]. Ask your insurer which inspectors it accepts before you book.
If your insurer won’t renew because of the roof
For residential property insurance, the insurer must give written notice of nonrenewal at least 120 days before the effective date, in most cases [9]. Use that window: read what the notice actually asks for, get the inspection the insurer accepts, and shop other carriers and Citizens. Our 30-day nonrenewal plan sets out the order.
After damage: the two deadlines to know
If the roof is damaged, notice of an initial or reopened claim must be given within one year after the date of loss, and a supplemental claim within 18 months [10]. Whether the damage is covered is a question for your policy and your insurer. The after-the-storm checklist covers photos and temporary repairs.
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 [11]. What Perkins provides is roof documentation and roof work: a photographed roof insurance inspection of the roof’s condition, a written, itemized repair or replacement estimate, and, if the roof is replaced, the permit and final inspection record your next form will ask about. 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 [12].
Frequently asked questions
What are the roof requirements for homeowners insurance in Florida? There is no single statewide checklist. Insurers look at roof age, condition and wind features. State law bars refusing a homeowner’s policy solely because a roof is under 15 years old. Citizens asks for five years of remaining life on shingle roofs over 25 and tile or metal roofs over 50.
How old can a roof be to get insurance in Florida? Under 15 years, age alone cannot be the reason to refuse a homeowner’s policy. At 15 or older, an inspection by an insurer-approved authorized inspector showing five or more years of useful life means age alone cannot be the reason either. Other underwriting rules still apply.
Does Citizens insure a 20-year-old roof? Citizens’ published age thresholds are 25 years for shingle and similar roofs and 50 years for tile, slate, clay, concrete and metal. Homes more than 20 years old need a 4-point inspection with the application, and its roof section records the roof’s condition and remaining useful life.
Does a new roof lower insurance in Florida? It can change the answers on the wind mitigation form, such as deck attachment and secondary water resistance, and it resets the roof’s age. Whether that lowers your premium depends on your insurer’s filed rates and discounts; ask your agent for a comparison.
Who can sign a wind mitigation form in Florida? The OIR-B1-1802 form lists licensed home inspectors with hurricane mitigation training, building code inspectors, general, building or residential contractors, professional engineers and architects, and section 627.711(2) also allows anyone else the insurer recognizes as qualified. Ask your insurer which inspectors it accepts.
How long is a 4-point inspection good for? For a Citizens new-business application, the 4-point must be dated within the previous 12 months. Other insurers set their own rules, so ask yours before booking.
Next step
If your insurer or agent has asked about the roof, have the 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. Statutes, Citizens’ rules and the forms were checked on September 25, 2026.
Sources
- Section 627.7011, Florida Statutes (2026), subsection (5), and history note. https://www.flsenate.gov/Laws/Statutes/2026/627.7011
- Citizens Property Insurance Corporation, “Inspections” (four-point, roof age, remaining useful life). https://www.citizensfla.com/inspections
- Citizens Property Insurance Corporation, 4-Point Inspection Form (Insp4pt 03 25), roof section. https://www.citizensfla.com/documents/20702/48575/4-Point+Inspection+Form.pdf/e8c41965-f225-37fc-b451-4d360ee30b77
- Citizens Property Insurance Corporation, “Roof and 4-Point Inspection Form Updates” (March 20, 2025). https://www.citizensfla.com/-/20250320-roof-and-4-point-inspection-form-updates
- Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form, OIR-B1-1802 (Rev. 01/12). https://floir.gov/docs-sf/default-source/property-and-casualty/oir-b1-1802.pdf
- 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 627.0629, Florida Statutes (2026), residential property insurance rate filings. https://www.flsenate.gov/Laws/Statutes/2026/627.0629
- Section 627.711, Florida Statutes (2026), notice of premium discounts for hurricane loss mitigation; uniform mitigation verification inspection form. https://www.flsenate.gov/Laws/Statutes/2026/627.711
- Section 627.4133, Florida Statutes (2026), subsection (2)(b). https://www.flsenate.gov/Laws/Statutes/2026/627.4133
- Section 627.70132, Florida Statutes (2026), notice of property insurance claim. https://www.flsenate.gov/Laws/Statutes/2026/627.70132
- 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