Florida Statute §627.7011 limits when an insurer can deny or non-renew a policy based solely on a roof’s age — and that protection applies to HOA-governed communities and condominium associations just as it does to individual homeowners. For boards managing shared or individually owned roofs in Palm Beach County, understanding this law is essential to informed reserve planning, vendor selection, and insurance review preparation.
- Florida’s roof age law applies to HOA and condo communities — boards and individual unit owners can both invoke it.
- A roof at least 15 years old may qualify for an inspection-based review before an insurer can require replacement solely due to age.
- Roof certification is not a warranty — it is a licensed contractor’s written opinion based on a limited visual inspection.
- Documentation of roof condition and repair scope may be useful when an insurer reviews an older roof.
- Inspection comes first; replacement is recommended only when inspection shows it is truly necessary.
What the Law Actually Says
Under Florida Statute §627.7011, a homeowner with a roof that is at least 15 years old may obtain an inspection by an insurer-approved authorized inspector before an insurer requires replacement based on age. If the inspection shows the roof has five or more years of remaining useful life, the insurer cannot refuse to issue or renew the policy solely because of the roof’s age. Inspection results do not guarantee coverage — insurers may still apply other lawful underwriting and property-condition requirements.
For HOA boards, that framework creates a planning opportunity. When a community’s roofs — whether on individual homes or on association-owned buildings — reach the 15-year threshold, the board has a process available. Rather than accepting a blanket demand for full replacement, the board can pursue documented inspections to determine which roofs genuinely need replacement and which have serviceable life remaining. Our Florida Roof Age Law guide covers the statute in depth and is worth reading before any board meeting where insurance renewal is on the agenda.
The statute protects against refusal to insure based solely on age. It does not override other underwriting criteria. Boards should work with their association’s insurance agent to understand what other conditions may affect coverage decisions for their specific community.
How the Law Applies in HOA and Condo Settings
HOA and condominium communities in Palm Beach County often present a layered ownership picture. In a single-family HOA, individual homeowners typically own and insure their own roofs. In a condominium association, the association’s master policy may cover the building envelope, including the roof. The statute’s protections are relevant in both scenarios, but the party responsible for initiating the inspection process differs.
For single-family HOA communities, each homeowner is generally the party who would request an inspection under §627.7011 when their insurer raises the roof’s age as a concern. The board’s role is to understand this process and to ensure that vendors working in the community are Florida-licensed roofing contractors who can produce documentation useful for that review. For condo associations carrying a master policy, the board itself is in the position of coordinating inspections across association-owned roofing systems.
In either case, the inspection is not a formality. It needs to result in documented findings — written assessment of condition, identified deficiencies, repair scope, and a professional opinion on remaining useful life. That documentation is what makes the inspection meaningful in an insurance review context.
When we inspect a community roof in Palm Beach County, we do not arrive with a replacement recommendation already written. We photograph every accessible component, assess the underlayment, flashing, penetrations, and field tile or shingle condition, and then document what we found. The recommendation follows from that inspection — not from the age of the roof on a spreadsheet.
What a Roof Certification Is — and What It Is Not
A signed, licensed contractor’s written opinion — based on a limited visual inspection of accessible roofing components — that a roof is structurally sound and expected to provide useful service for a period exceeding five years. That is a 5-Year Roof Certification. It is not a warranty. It does not guarantee the roof will not leak. It is a professional opinion, documented in writing, by a Florida-licensed contractor who has physically inspected the roof.
For HOA boards, that distinction matters. A certification documents condition at the time of inspection. It does not transfer liability for future failures to the contractor. Boards should understand this clearly before citing a certification in communications with insurers, unit owners, or prospective buyers in the community.
When inspection shows a roof is a candidate for certification, we produce a written report with photographs, identified repair items, and our professional opinion on remaining useful life. When it is not — when the substrate is compromised, when moisture infiltration is widespread, when the deck is failing — we say so, and we explain why replacement is the right answer. The repair vs. replace question deserves an honest answer rooted in what inspection actually shows.
Reserve Planning and the Inspection-First Approach
Florida law requires most HOAs and condominium associations to maintain reserves for major components, including roofing. The Florida Department of Legal Affairs provides guidance on condominium association obligations, and the reserve funding rules under Florida’s Condominium Act have been a point of significant legislative attention since 2022. Boards that have accurate, documented information about roof condition are better positioned to make defensible reserve-funding decisions than those relying on estimated age alone.
A documented inspection by a Florida Certified Roofing Contractor gives a board something a spreadsheet estimate cannot: a written professional opinion on actual condition and remaining useful life, with photographs and identified deficiencies. That document can inform reserve studies, support vendor decisions, and provide a factual basis for the board’s planning discussions.
Schedule a documented inspection
A Florida-licensed roofing contractor inspects accessible components, photographs findings, and identifies deficiencies — this is the starting point, not replacement planning.
Review the written findings
The inspection report states condition, identified issues, recommended repair scope, and professional opinion on remaining useful life — in writing, with photographs.
Determine the repair or replacement path
When inspection shows failure is localized, targeted repair or rebuild may be appropriate. When the substrate or structure is compromised, replacement is the honest recommendation.
Document and certify where appropriate
A 5-Year Roof Certification follows a successful inspection and any required repairs — it reflects condition after the work is completed, not before.
From Our Case Files
The Highland Beach oceanfront tile roof case illustrates what a preservation-first approach produces in practice. The roof, approximately 25 years old, was inspected and evaluated rather than immediately slated for replacement. After documented repairs, it was certified for five more years — an outcome that inspection made possible and that a replacement-first approach would have foreclosed entirely.
Properly installed concrete and clay tile usually outlasts the underlayment and flashing beneath it. We assess the underlayment’s condition before recommending repairs, a rebuild, or replacement. For tile roofs common in Palm Beach County HOA communities, that assessment is the determining factor — not the age of the tile itself. Our tile roof preservation guide explains how that evaluation works in detail.
The recommendation follows from what inspection shows — not from the age of the roof on a spreadsheet.
Vendor Selection for HOA Communities
HOA and condo boards choosing a roofing contractor for inspection, repair, or certification work should verify Florida licensure before any work begins. The Florida Department of Business and Professional Regulation maintains a public license lookup that any board member can access. Mike McGilvary Roofing is a Florida Certified Roofing Contractor (CCC1331721), with the McGilvary family holding Palm Beach County roofing licenses since 1974. We carry BBB A+ rating and hold 5.0 stars across 500+ Google reviews.
Mike McGilvary Roofing is a licensed roofing contractor, not a public adjuster. We document roof condition and the repair scope the roof requires; we do not interpret policies, advise on coverage, or adjust claims. For insurance-specific questions about how documented inspections affect a community’s policy, boards should work directly with their association’s insurance agent or carrier.
Boards that want an honest read on roof condition — not a sales pitch for replacement — are welcome to reach out. We inspect on a documented schedule, not reactively after damage has spread.
Frequently Asked Questions
Does Florida’s roof age law apply to HOA and condo communities?
Yes. The protections in §627.7011 are not limited to individual homeowners. In single-family HOA communities, individual homeowners may invoke the inspection process when their insurer raises roof age as a concern. In condominium associations with a master policy covering the roof, the board is the responsible party for coordinating inspections. How the law applies depends on who owns and insures the roof — individual unit owners or the association.
What does a 5-Year Roof Certification actually mean for a board?
A 5-Year Roof Certification is a licensed contractor’s written opinion that the roof is structurally sound and expected to provide useful service for more than five years, based on a limited visual inspection. It is not a warranty and does not guarantee the roof will not develop problems. For boards, it is a documented professional opinion that may be useful when an insurer reviews an older roof — but coverage decisions remain with the carrier and are subject to other underwriting requirements.
What is the threshold for the inspection right under the Florida roof age law?
The right to an inspection before an insurer requires replacement based on age applies when the roof is at least 15 years old. If the inspection shows five or more years of remaining useful life, the insurer cannot refuse to issue or renew the policy solely because of the roof’s age. This threshold and its effect are stated in our Florida Roof Age Law guide.
Can a board use an inspection report for reserve planning?
A documented inspection by a Florida-licensed roofing contractor — with written findings, photographs, identified deficiencies, and a professional opinion on remaining useful life — can provide factual grounding for reserve-funding discussions. It is not a reserve study, and boards should work with a qualified reserve analyst for formal reserve calculations. But a documented inspection gives the board real condition data, not just an estimated age.
Does tile roof age alone determine whether repair or replacement is needed?
No. Properly installed concrete and clay tile usually outlasts the underlayment and flashing beneath it. The condition of the underlayment, flashing, and penetrations — not the age of the tile — drives the repair or replacement decision. We assess those components before recommending any course of action. Our tile roof preservation guide explains that process in detail.
Get a Documented Roof Inspection for Your Community
We inspect first, document fully, and recommend only what the roof’s actual condition requires — no replacement pressure, no guesswork.
This article provides general educational information about Florida roof law, insurance review, and roof condition documentation. It is not legal advice, insurance advice, or a guarantee of insurance approval, renewal, or carrier acceptance. Homeowners should consult their insurance agent, carrier, or attorney for policy-specific questions.
About Mike McGilvary Roofing, Inc.
Preservation-first roofing. Inspect first, document properly, preserve when possible, certify when appropriate, replace only when truly necessary. Visit mmroofrepair.com →