Roof age and non-renewal: what an insurer can and cannot do
A Florida insurer cannot refuse or decline to renew a policy solely because your roof is under 15 years† old. At that age or beyond, an inspection from an authorised inspector certifying five years of remaining useful life† blocks a roof-age-only non-renewal.
This is one of the few places where Florida law is squarely on the homeowner’s side, and most people receiving a non-renewal letter do not know it exists.
What the rule actually says
Two protections, in sequence:
- Under 15 years: roof age alone is not a permitted reason to refuse or non-renew.
- 15 years or older: you may obtain an inspection. If an authorised inspector certifies five years of remaining useful life, the insurer may not use roof age alone as the basis.
The load-bearing word is solely. If the roof also has active leaks, missing shingles or storm damage, that is condition rather than age — and the protection does not apply.
The published caps, and the unpublished ones
| Carrier | Shingle | Tile / metal | Published? |
|---|---|---|---|
| Citizens | 25 years | 50 years | Yes |
| Most private carriers | 15–20 yrs | varies | No — applied through inspections and internal guidelines |
Citizens is the only carrier with clear, current published caps. Private carriers tend to tighten earlier without stating a number, which is why two homeowners with identical roofs get different answers.
If you have received a non-renewal
- Read what they actually cited. Age alone is challengeable. Age plus condition is not.
- Book an inspection before the effective date. Afterwards you are re-applying, not contesting.
- Ask specifically for remaining useful life to be stated in years. A general condition report will not do the job.
- Send it to underwriting in writing and keep the correspondence.
- Shop in parallel. Do not let a deadline pass while waiting for a decision.
If you are replacing the roof anyway
Then spend the money once and collect twice. Roof geometry, deck attachment and a secondary water barrier are all wind mitigation credits — and wind mitigation can cut 20–30% of the total premium†.
Have the wind mitigation inspection done immediately after the work is signed off, while the permit and photographs are fresh. The report is valid for five years†, so it keeps earning long after the invoice is paid.
A roof replaced without a closed permit creates two problems at once: the wind mitigation credits are difficult to evidence, and the open permit surfaces during a title search when you sell. Both are far more expensive to fix later than to do correctly now.
Common questions
Can an insurer drop me because my roof is old in Florida?
Not solely on age if the roof is under 15 years old — Florida law prohibits it. At 15 years or older, you may obtain an inspection from an authorised inspector, and if it certifies at least five years of remaining useful life, the insurer cannot refuse or non-renew on roof age alone.
How old can a roof be to get homeowners insurance in Florida?
It depends on material and carrier. Citizens publishes caps of 25 years for shingle and 50 for tile or metal. Private carriers commonly tighten from 15 to 20 years through inspections and unpublished underwriting guidelines rather than a stated cap.
What is the difference between roof age rules and wind mitigation?
Roof age decides whether you can keep coverage. Wind mitigation decides what you pay for it. A new roof can affect both — which is why the inspection should follow immediately after replacement.
My insurer sent a non-renewal for roof age. What do I do?
Get an inspection from an authorised inspector before the non-renewal takes effect. If it certifies five or more years of remaining life and the roof is your only cited issue, the insurer cannot use roof age alone as the basis.
Statutory position from Florida Statutes §627.7011, imported with its source rather than typed into this page. Carrier guidelines change — verify current requirements with your agent before acting.
