Quick answer: Florida’s 15-year roof-age law has not changed. The six roofing code corrections approved on October 13, 2026 are technical cleanups, not a new requirement to replace tile roofs. What has changed is the paperwork: Citizens policies are moving to private carriers, condo loan reviews are stricter, and condo reserve requirements now depend on documented roof condition. For Palm Beach County homeowners and condo boards, the best protection in late 2026 is a professional roof inspection, needed repairs completed correctly, and a complete roof record you can hand to your insurance agent, lender or board.
Did Florida Just Change Its Roofing Code?
Yes, but the changes are small. On October 13, 2026, the Florida Building Commission approved all six roofing technical corrections (errata) as submitted (Florida Building Commission – Roofing Post-Commission Chart). These corrections fix references, terminology, tile-calculation notation and testing-protocol text (Florida Building Commission – Roofing Errata Details).
For example, one correction changes “roofing assembly” to “roof assembly” in a High-Velocity Hurricane Zone (HVHZ) section. Another corrects the feet symbol used in tile calculations.
What this means for you: These corrections do not require you to replace your tile roof. If anyone tells you a “new 2026 code” forces a tile roof replacement, ask them to show you the exact code section in writing.
Florida’s 15-Year Roof Age Law: What Still Applies
Florida’s roof-age law is unchanged. Under Florida Statute 627.7011, the key points for homeowners are:
- Inspection opportunity: If your roof is at least 15 years old, you must be allowed to have it inspected before an insurer can require replacement based on age.
- Five-year useful life: If an authorized inspection shows at least five years of remaining useful life, the insurer cannot refuse or non-renew your policy solely because of the roof’s age.
- How roof age is measured: Roof age is based on when 100% of the roof surface was built or last fully replaced.
The law does not take away an insurer’s ability to evaluate condition. It means age alone should not decide the outcome. Read more on our Florida Roof Age Law page and our 2026 update: what changed and what didn’t.
Can Roof Repairs Help With a Florida Insurance Inspection Without Resetting Roof Age?
Yes, repairs can help, but they do not reset the age of your roof. This is one of the most common misunderstandings we see in Palm Beach County.
A properly completed repair, section rebuild or roof coating can:
- Stop active leaks before an inspection
- Correct visible deficiencies an inspector would note
- Improve the roof’s condition and performance
- Create a documented record of the work completed
A repair does not make a 20-year-old roof “new” in the eyes of the law, because roof age is tied to when the entire surface was built or replaced (Florida Statute 627.7011). That is exactly why accurate scope language matters. At MMR, every repair proposal and closeout describes exactly what was repaired, where, and with what materials, so your record holds up when an agent or inspector reviews it. See how we document work on our Roof Repair Scope Documentation page.
Older Tile Roofs and Citizens Insurance Requirements
Citizens Property Insurance treats hard roofs differently from shingle roofs. According to Citizens’ inspection guidelines, hard roofs (tile, slate, clay, concrete and metal) older than 50 years require documentation showing at least five years of remaining useful life. Citizens also states that active leaks and evidence of leaks should be repaired before an application is submitted.
Important: This is a Citizens requirement. Private carriers set their own underwriting rules, so do not assume these thresholds apply to every insurance company. A documented inspection does not guarantee approval, renewal or a lower premium.
What this means for tile roof owners: An older tile roof should be inspected, repaired and documented before replacement is assumed. Many tile roofs in Palm Beach County have sound tile with localized problems at valleys, ridges, flashings or underlayment areas that can be addressed with targeted repairs.
Citizens Policy Transfers: October 20, November 17 and December 15
If you have a Citizens policy, it may be moving to a private insurer. The Florida Office of Insurance Regulation lists October 20 assumption dates for Praxis, Southern Oak, American Integrity and Florida Peninsula. Southern Oak and American Integrity also have assumption dates on November 17 and December 15.
A new carrier can mean different underwriting standards and new document requests. Have these ready before your renewal:
- Paid roof repair or replacement invoice
- Permit information, if a permit was required
- Before-and-after repair photos
- Roof inspection report or roof certification
- Your roof’s installation and repair history
If you are an MMR customer: Keep your MMR closeout record available for your agent. If you need a copy, contact our office.
Florida Condo Roof Planning: Why Boards Need Documentation Now
Condo loan reviews are stricter
For many condo loan applications dated August 3, 2026 or later, Fannie Mae retired its Limited Review and Freddie Mac retired its Streamlined Review (Florida Realtors – Condo Financing Rules). A Full Review can examine association budgets, reserves, insurance, project eligibility and financial condition.
The financing pressure is real. According to the MIAMI REALTORS Palm Beach County September 2026 report, only 21 of 2,397 condo buildings across Miami-Dade, Broward and Palm Beach counties are FHA approved. Uncertainty about the roof can turn into a financing problem for unit buyers, not just a maintenance item for the board.
The roof is a required SIRS component
The Florida Department of Business and Professional Regulation (DBPR) lists the roof as a required component of the Structural Integrity Reserve Study (SIRS) (DBPR – SIRS Inspections). Associations must fund the SIRS schedule, and the 2026 inflation-adjusted reserve threshold is $25,675 (DBPR – 2026 Reserve Threshold). Certain milestone-linked SIRS work must be completed by December 31.
Not every HOA is subject to condominium SIRS requirements. Boards should confirm their obligations with their association attorney and qualified SIRS professional.
How boards can separate repairs, preservation and replacement
A documented roof plan supports budgeting, insurance review and buyer financing, even when the roof does not need replacement today. MMR helps boards organize roof decisions into three clearly separated categories:
- Active repairs: Leaks and deficiencies that need correction now.
- Preservation and maintenance: Work that extends performance, such as flat-roof restoration coatings, flashing work and tile repairs, when the existing roof supports it.
- Anticipated replacement planning: Realistic timing and scope for future replacement, so reserves can be planned instead of surprise assessments.
MMR provides field evidence of roof condition: photos, findings and documented scope. Reserve calculations, structural determinations and the SIRS itself remain the responsibility of the qualified engineer, architect or SIRS professional. We are currently documenting a condominium flat-roof restoration project with manufacturer involvement, and we will publish the full case study, including the process, materials system and outcome, when the project is complete.
ACV Roof Coverage: Ask What Your Policy Pays, Not Just What It Costs
Federal mortgage rules now allow actual cash value (ACV) roof coverage in qualifying cases, while the rest of the property keeps replacement-cost coverage (Florida Realtors – Actual Cash Value Roof Coverage). ACV coverage accounts for depreciation, which can leave the owner paying a larger share after roof damage.
A lower premium does not always mean better roof protection. MMR does not give insurance advice, but we recommend every owner ask their insurance agent one question: “Is my roof covered at actual cash value or replacement cost, and what would the policy pay after a roof loss?”
Palm Beach County Real Estate: Two Different Markets
Official September 2026 data shows Palm Beach County moving in two directions (MIAMI REALTORS):
- County sales fell 3.3% year over year.
- The single-family median price rose 6.67% to $656,000.
- The condo median price rose 3.33% to $310,000.
- Inventory was 3.6 months for single-family homes and 6.8 months for condos.
- Through September, the county recorded 21 sales of $30 million or more, tying all of 2025.
- Cash made up 51.4% of September transactions and 61.1% of condo sales.
For estate and luxury homeowners, a well-documented roof supports value, presentation and a smooth sale. For condo owners and boards, roof documentation helps reduce uncertainty around insurance, reserves, special assessments and buyer financing.
Your Late-2026 Roof Checklist
For homeowners:
- ☐ Find out your roof’s installation date (when 100% of the surface was installed)
- ☐ Gather your invoices, permits, photos and any roof certification
- ☐ Repair active leaks before an insurance inspection or application
- ☐ If your Citizens policy is transferring, have your roof record ready for your agent
- ☐ Ask your agent whether your roof is covered at ACV or replacement cost
For condo and HOA boards:
- ☐ Confirm your SIRS status and deadlines with your qualified professional
- ☐ Get a documented roof condition report with photos
- ☐ Separate active repairs, preservation work and future replacement planning
- ☐ Keep closeout records, warranties and inspection reports organized for lenders, insurers and buyers
Frequently Asked Questions
Does Florida’s new 2026 roofing code require me to replace my tile roof?
No. The six roofing corrections approved by the Florida Building Commission on October 13, 2026 are technical errata that fix references, terminology, tile-calculation notation and testing-protocol text. They are not a new tile roof replacement requirement.
Can my insurance company drop me because my roof is 15 years old?
Under Florida Statute 627.7011, an insurer cannot refuse or non-renew a homeowner’s policy solely because the roof is 15 years or older if an authorized inspection shows at least five years of remaining useful life. The insurer can still evaluate the roof’s condition.
Does a roof repair reset the age of my roof in Florida?
No. Roof age is based on when 100% of the roof surface was built or last replaced. Repairs, coatings and section rebuilds can improve condition and stop leaks, but they do not reset the age of the entire roof.
What does Citizens require for older tile roofs?
Citizens states that hard roofs (tile, slate, clay, concrete and metal) older than 50 years require documentation of at least five years of remaining useful life, and active leaks should be repaired before an application is submitted. Private insurers may have different requirements.
Is the roof part of a condo SIRS in Florida?
Yes. The Florida DBPR lists the roof as a required Structural Integrity Reserve Study component. The SIRS itself must be completed by a qualified professional; a roofing contractor provides field evidence of roof condition and repair scope.
What is ACV roof coverage?
Actual cash value coverage pays for roof damage after depreciation, which can leave the owner with a larger out-of-pocket share than replacement-cost coverage. Ask your insurance agent which type of roof coverage your policy has.
Talk to a Repair-First Palm Beach County Roofer
Mike McGilvary Roofing, Inc. is a licensed Florida Certified Roofing Contractor (CCC1331721) serving Palm Beach County homeowners, estates, HOAs and condominium associations. We start with an honest inspection, repair what needs to be repaired, preserve tile when it can be preserved, and document everything so you are prepared for insurance, reserves, financing and your next roof decision.
Condition first. Evidence always. Contact MMR to schedule a roof inspection or request a copy of your roof record.
Related reading: Florida Roofing Update, Fall 2026 · Roof Certification for Insurance · 5-Year Roof Certifications
Mike McGilvary
This article is for general educational purposes and is not legal or insurance advice. MMR does not guarantee insurance approval, renewal, premium reductions or a specific remaining useful life. Consult your insurance agent, association attorney or qualified SIRS professional for advice about your specific policy or property. Sources current as of October 19, 2026.