ReRoof ReportFlorida's 15-year roof rule: what §627.7011(5) says and doesn't say
An insurer in Florida may not refuse to issue or renew a homeowners policy solely because the roof is under 15 years old. Once the roof is 15 or older, you can have it inspected at your own expense by an inspector your insurer approves; if the report shows at least 5 years of useful life left, the insurer may not refuse solely because of age. The rule does not cover roof condition, pricing or how claims are paid.
Check where your roof stands
Enter your roof's install year and material to see which side of the 15-year line it falls on, and how it compares with Citizens' thresholds.
What the statute says, line by line
| Subsection | Statute text (2026 Florida Statutes) | In plain English |
|---|---|---|
| (5)(b) | "An insurer may not refuse to issue or refuse to renew a homeowner's policy insuring a residential structure with a roof that is less than 15 years old solely because of the age of the roof." | Under 15 years, age by itself is not a valid reason to refuse or drop a policy. |
| (5)(c) | "For a roof that is at least 15 years old, an insurer must allow a homeowner to have a roof inspection performed by an authorized inspector at the homeowner's expense before requiring the replacement of the roof" | At 15+ years, you get the chance to show the roof's condition before the insurer requires replacement. You pay for the inspection. |
| (5)(c) | The insurer "may not refuse to issue or refuse to renew ... solely because of roof age if an inspection ... indicates that the roof has 5 years or more of useful life remaining." | A report showing at least 5 years of remaining useful life defeats an age-only refusal. |
| (5)(d) | Age is counted from "the last date on which 100 percent of the roof's surface area was built or replaced in accordance with the building code in effect at that time or the initial date of a partial roof replacement" when later partial jobs completed the whole roof. | A roof replaced in phases is dated from the start of the first phase, not the last. |
| (5)(e) | "This subsection applies to homeowners' insurance policies issued or renewed on or after July 1, 2022." | It applies to current policies; it does not reach policies before that date. |
Why does the word "solely" matter?
The statute bars refusals made solely because of age. An insurer can still decline or nonrenew a roof for its condition: damage, leaks, missing shingles or tiles, or deterioration an inspector records. A roof under 15 years old can fail an inspection, and a 20-year-old roof that passes still has to stay in acceptable condition. If you're unsure whether a notice is about age or condition, the reason has to be stated in the notice itself; our page on what to do when your insurer says you need a new roof walks through it.
Who counts as an "authorized inspector"?
Under §627.7011(5)(a), the inspector must be approved by the insurer and must be one of these:
- a licensed home inspector (s. 468.8314);
- a certified building code inspector (s. 468.607);
- a licensed general, building or residential contractor (s. 489.111), or a roofing contractor;
- a professional engineer (s. 471.015);
- a professional architect (s. 481.213);
- any other individual or entity the insurer recognizes as qualified.
Roofing contractors were added by HB 1611 in 2024 (ch. 2024-182, effective July 1, 2024). Approval by the insurer is part of the definition, so ask your insurer which inspectors it accepts before you book one. Our guide to roof inspections for insurance covers the forms and typical prices.
How is roof age counted?
From the last date the whole roof was built or replaced to the code in effect at the time. Patching or replacing one slope doesn't reset the clock. If the roof was replaced in phases that together covered 100% of it, the age runs from the date the first phase began. Insurers usually confirm the date with the re-roof permit; our guide to finding your roof's age lists the permit search for each county.
What the rule doesn't do
- It doesn't guarantee coverage. Insurers can decline for condition or for reasons unrelated to the roof.
- It doesn't regulate price. Nothing in subsection (5) stops an insurer from rating an older roof higher.
- It doesn't control how roof claims are paid. Actual cash value, replacement cost, roof deductibles (§627.701(10)) and roof-schedule endorsements the Office of Insurance Regulation has approved are separate matters. Florida statute sets no roof payment schedule.
- It doesn't make the insurer pay for the inspection. The homeowner pays. A 2026 bill that would have changed that (SB 128) died.
- It doesn't set Citizens' thresholds. Citizens asks for 5+ years of remaining life once a shingle roof passes 25 years or a tile or metal roof passes 50 (Citizens FAQ). Citizens does not require an inspection at 15 years.
How the rule got here
The rule was created by CS/SB 2-D in the May 2022 special session, which the Governor approved on May 26, 2022 (ch. 2022-268, s. 14). It was not part of the December 2022 special session (SB 2-A). The only later change is HB 1611 (2024), which added roofing contractors to the inspector list (CFO summary).
In 2026 three bills tried to change the rule. SB 128 would have required insurers to reimburse the inspection cost in some cases. HB 815 and its companion SB 808 would have revised the refusal rule, separated low-slope from steep-slope roofs and added roof consultants and roof observers as inspectors. All three died in committee on March 13, 2026. None of them is law; the next chance for changes is the 2027 session.
For the other roof rules that matter to insurance, including Citizens' requirements, the 25% repair rule and the separate roof deductible, see the Florida roof insurance rules overview.