The short answer (September 2026): A roof certification is a signed roof condition report: the covering, its age, remaining useful life, the last roofing permit and any visible damage or leaks, with photos of each slope. In a sale it is usually the buyer’s insurer that asks for one, and each insurer decides what it accepts and how recent it must be.
It is not a warranty, it is not a whole-house inspection, and it does not record wind mitigation features. This guide explains what the report is for when a South Florida home changes hands, who uses it, who may sign it, and when to get it so it does not hold up a closing. For a side-by-side of the three insurance reports, see 4-point vs wind mitigation vs roof certification.
What a roof certification is, and what it is not
“Roof certification” is the everyday name, not an official form title. Citizens Property Insurance publishes a sample Roof Inspection Form (RCF-1) that shows what an insurer typically wants [1]:
- For each roof on the house: the covering material, roof age, remaining useful life in years, date of the last roofing permit, date of the last update and whether it was a full or partial replacement.
- Condition: satisfactory or unsatisfactory, and visible damage such as cracking, curling, granule loss, exposed felt, missing or cracked tabs or tiles, soft decking and hail damage.
- Leaks: visible signs of leaks, in the attic or underside of the decking and on interior ceilings.
- Photos: every roof slope, plus every hazard or deficiency.
Three limits matter in a sale:
- It is not a warranty. Citizens’ form says the information “is used only to determine insurability and is not a warranty or assurance of the suitability, fitness or longevity of the roof inspected” [1].
- It is not a wind mitigation report. The form states it “does not verify loss mitigation features” and points to form OIR-B1-1802 instead [1].
- It is not a home inspection. A Florida home inspection is a limited visual examination of the whole home, from structure and electrical to plumbing and site conditions [2]. The roof report covers only the roof.
Who uses it when a home is sold
| Who | What they use it for | What decides it |
|---|---|---|
| Buyer’s insurer | Deciding whether to write a policy on an older roof | Each insurer’s rules. Citizens: shingle roofs older than 25 years and tile, slate, clay, concrete or metal roofs older than 50 need documentation of at least five years of remaining useful life [3] |
| Buyer’s lender | Checking the roof as part of the property requirements | The loan program. FHA’s handbook has the appraiser report a roof with less than two years of remaining life and make the appraisal subject to inspection by a professional roofer [4]. Other programs set their own rules, so ask your lender |
| Buyer | Knowing what they are buying and budgeting for a roof | The purchase contract and the buyer’s own inspection |
| Seller | Answering the roof question before a buyer’s insurer asks | The seller’s choice, usually with the listing agent’s advice |
Florida’s roof-age law also shapes the insurance side. For a homeowner’s policy, an insurer may not refuse to issue or renew solely because of roof age when the roof is under 15 years old. At 15 or older, it 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 that inspection shows five or more years of useful life remaining [5]. Other underwriting rules still apply [5]. Our guides on how old a roof can be for insurance in Florida and how long a roof lasts in Florida cover those rules in depth.
Roof certification vs 4-point vs wind mitigation vs home inspection
| Answers | Usually ordered by | |
|---|---|---|
| Roof certification | Roof condition, age and remaining useful life [1] | The buyer, for the buyer’s insurer |
| 4-point inspection | Roof, electrical, plumbing and HVAC, for insurability. Citizens requires one for properties more than 20 years old [3] | The buyer, for the buyer’s insurer |
| Wind mitigation (OIR-B1-1802) | Wind-resistant features, for possible premium discounts | The buyer or owner, for the insurer |
| Home inspection | The condition of the whole home, for the buyer [2] | The buyer, during the inspection period |
The comparison guide explains each report, including who may sign the wind mitigation form, which is a different list from the roof form.
Who can sign a roof certification
Two lists apply, depending on why the report is being made:
- Citizens’ roof form: a general, residential, building or roofing contractor, a building code inspector, or a Florida-licensed home inspector, with a dated signature [1].
- Florida’s roof-age inspection: an “authorized inspector” approved by the insurer. That can be a licensed home inspector, a certified building code inspector, a licensed general, building or residential contractor or a roofing contractor, a professional engineer, a professional architect, or another person the insurer recognizes as qualified [5].
Other insurers may accept different people. Before anyone books a visit, ask the buyer’s insurance agent which form the insurer wants and whose signature it accepts.
When to get it in a sale
Buyers: get the insurance answer while you can still act on it. Ask for insurance quotes on the house early, before the inspection period in your contract ends. The quote tells you whether the insurer needs a 4-point, a roof report or both. Citizens requires the 4-point report to be dated within the 12 months before a new-business application [6]. Other insurers set their own limits.
How long a roof certification stays valid: there is no single answer. We found no Florida statute and no Citizens rule that sets a period for a roof condition report [1][3][5]. The insurer that asks for it decides.
If the roof has less than five years left. Citizens’ inspections page says that when a roof has less than five years of remaining useful life, “the property owner must provide proof of a full-roof replacement to the inspector before any policy is written on the property” [3]. For recent purchases, a September 11, 2025 Citizens agent bulletin describes an exception. The application can go in unbound if the purchase happens within 45 calendar days of the requested coverage date and there is a signed contract for a full replacement within 30 calendar days of that date. The contract must be with a licensed general, residential, building or roofing contractor [7]. Citizens says its bulletins are kept for history and that its underwriting manuals control, so have the agent confirm the current rule [7].
Sellers: an early report can shorten the back-and-forth. A seller who orders a roof report before listing knows the roof’s age and condition before a buyer’s insurer asks. What to disclose, and whether to repair, replace or offer a credit, are questions for your real estate agent or attorney.
How to find a roof’s age
A roof’s age for Florida’s roof-age law 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]. The usual evidence is the roofing permit.
Building permits are issued and kept by the local government that enforces the code [8]. For a house inside a city, that is usually the city’s building department; for unincorporated areas, the county. In Miami-Dade County, permit history for the county’s jurisdiction can be searched online by address [9]. Ask the seller for the permit number and the final inspection date, then check them against the record.
If the report says the roof is near the end of its life
The report is a starting point, not a verdict on the sale. The usual options are a repair that restores the remaining useful life, a full replacement before or soon after closing, or a price adjustment between buyer and seller. Get a written, itemized estimate so everyone is negotiating from the same numbers.
- Roof repair when the roof is sound apart from specific damage.
- Roof replacement when it is not.
- The roof calculator for a rough estimate (not a quote) from aerial measurements before anyone visits.
Near salt water? The salt or brackish water check is worth running before choosing a new roof’s metals and fasteners.
Where Perkins fits
Perkins documents roof condition in a photographed roof insurance inspection from the Miami and Jupiter offices, and gives written, itemized repair or replacement estimates. Before booking, confirm with the insurer which form it wants and whose signature it accepts, then confirm with Perkins which reports it can prepare for the property. The insurer decides eligibility and coverage. Coverage questions go to your insurer, your agent or a licensed public adjuster.
Frequently asked questions
Do I need a roof certification to sell my house in Florida? Usually the request comes from the buyer’s insurer, not from the sale itself. Insurers often ask about roofs on older homes; Citizens, for example, needs documentation for shingle roofs older than 25 years and tile or metal roofs older than 50. Ask your agent whether an early report would help your listing.
How long is a roof certification good for in Florida? No Florida statute or Citizens rule sets a period for a roof condition report. The insurer that asks for it decides what it accepts. Citizens requires a 4-point report to be dated within the 12 months before a new-business application.
Who can sign a roof certification in Florida? Citizens’ sample roof form accepts a general, residential, building or roofing contractor, a building code inspector, or a Florida-licensed home inspector. For the roof-age inspection in section 627.7011, the inspector must be approved by the insurer. Ask the buyer’s insurer which signatures it accepts.
Can I buy a house with an old roof in Florida? Yes, but insuring it may take extra steps. Citizens needs at least five years of remaining useful life for shingle roofs over 25 years old and tile or metal roofs over 50, or proof of a full replacement. Get insurance quotes before your inspection period ends.
How do I find out how old a roof is? Check the roofing permit history with the building department for the property: the city for most homes inside a city, the county for unincorporated areas. Florida counts roof age from the last date the whole roof surface was built or replaced to code.
Is a roof certification a warranty? No. Citizens’ roof form says the information is used only to determine insurability and is not a warranty or assurance of the roof’s suitability, fitness or longevity. Warranties come from the manufacturer and the installing contractor.
Next step
Buying or selling a home with an older roof? Have the insurer’s written request in hand, then request a roof inspection from the Miami or Jupiter office. If a replacement is on the table, the roof calculator gives a rough estimate (not a quote) in about a minute.
This guide is general information, not legal, real estate or insurance advice. The insurer’s and lender’s written requirements, the purchase contract and the policy control. Sources were checked on September 25, 2026.
Sources
- Citizens Property Insurance Corporation, sample Roof Inspection Form (RCF-1 03 25). https://www.citizensfla.com/documents/20702/48575/Roof+Inspection+Form.pdf
- Section 468.8311, Florida Statutes (2026), definition of “home inspection services.” https://www.flsenate.gov/Laws/Statutes/2026/468.8311
- Citizens Property Insurance Corporation, “Inspections” (four-point, older roofs). https://www.citizensfla.com/inspections
- U.S. Department of Housing and Urban Development, FHA Single Family Housing Policy Handbook 4000.1 (last revised August 12, 2026), II.D.3.g Roof Covering. https://www.hud.gov/sites/default/files/Housing/documents/40001-hsgh-Update-18.pdf
- Section 627.7011, Florida Statutes (2026), subsections (5) and (6). https://www.flsenate.gov/Laws/Statutes/2026/627.7011
- 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/
- Citizens Property Insurance Corporation, Personal Lines bulletin “Roof Requirements: Unbound Submissions for New Purchases” (September 11, 2025). https://www.citizensfla.com/-/20250911-roof-requirements-unbound-submissions-for-new-purchases
- Section 553.80, Florida Statutes (2026), subsection (1). https://www.flsenate.gov/Laws/Statutes/2026/553.80
- Miami-Dade County, “Public Records - Building Plans and Permits.” https://www.miamidade.gov/global/service.page?Mduid_service=ser149695713973833