Florida's Roof Age Law — your statutory advocate.
Most contractors only know how to sell you a replacement. Mike McGilvary Roofing is the recognized voice on Florida Statute §627.7011 — and your advocate for every option the law provides. When an insurer raises roof age, the law gives you rights: a real inspection, a condition-based assessment, and the chance to repair and certify instead of replace.
Cited on §627.7011 in the Sun Sentinel & the South Florida, Orlando, Tampa Bay and Jacksonville Business Journals.
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When an insurer raises roof age, the law is on your side.
Florida Statute §627.7011 establishes a specific process and clear homeowner rights around roof age and inspection. Age alone is not the deciding factor — actual condition is.
Licensed inspection
Your roof must be inspected by a Florida-licensed roofing contractor or qualified professional — not judged by age alone or by aerial photos.
Condition-based assessment
The inspection evaluates the roof's actual current condition and whether it meets the Florida Building Code for weather and wind protection.
Documented findings
The inspector provides written documentation of findings — identifying specific deficiencies, if any, and whether repairs can address them.
Opportunity to cure
If deficiencies are found, you have the right to complete repairs and certify the roof meets requirements before a policy is non-renewed.
The key point: insurance companies cannot require replacement if a roof can be repaired to meet current building-code standards and has remaining useful life. The statute explicitly recognizes repair and certification as alternatives to replacement.
What the law actually says — and what you have probably been told.
Roof-age rules are among the most misreported subjects in Florida homeownership, and the misreporting almost always points the same direction: toward replacing a roof that may not need replacing. These are the two corrections that matter most right now.
HB 815 and SB 808 never became law
Both bills died in committee on March 13, 2026. The confusion is understandable — each bill's own text proposed a July 1, 2026 effective date, and that date has been republished widely as though it took effect. It did not, and the roof provisions of Florida law are unchanged. Read the full breakdown, with citations to the Florida Senate's own records.
Repairing more than 25% does not automatically mean a new roof
Under Florida Statute §553.844, if your roofing system was built, repaired, or replaced in compliance with the 2007 Florida Building Code or any later edition, and 25% or more of it is repaired, replaced, or recovered, only the repaired portion must be brought to current code — not the entire roof. Roofs predating that standard can still face broader requirements. This single distinction is one of the most expensive misunderstandings in Florida roofing — a point also featured in Boca Magazine.
Florida's 25% roof rule — what it is, and when it does not force a new roof.
The “25% rule” is one of the most misunderstood provisions in Florida roofing, and the misunderstanding is expensive. Here is what the Building Code actually says, what changed in 2022, and why a documented inspection — not an assumption — should decide what your roof really needs.
The Building Code provision. The Florida Building Code has long provided that not more than 25 percent of the total roof area or roof section of an existing building may be repaired, replaced, or recovered in any 12-month period unless the entire roofing system or roof section is brought into conformance with the requirements of the code. In plain terms: once work on a given roof or roof section reaches 25% within a rolling 12-month window, the code can require that system to be brought up to current standards.
What changed in 2022 (Senate Bill 4-D). Section 553.844(5), Florida Statutes — added by Senate Bill 4-D (chapter 2022-269) — created an important exception. It provides that if an existing roofing system or roof section was built, repaired, or replaced in compliance with the requirements of the 2007 Florida Building Code, or any subsequent editions, and 25 percent or more of that system or section is being repaired, replaced, or recovered, only the repaired, replaced, or recovered portion must be constructed to the Florida Building Code in effect. For roofs built to the 2007 code or later, exceeding 25% no longer automatically means a full replacement.
Total roof or roof section
The threshold is applied to the total roof area or to an individual roof section — not always to the whole structure at once. How a section is defined affects the calculation, which is a documentation question rather than a guess.
A rolling 12 months
The 25% is cumulative within any 12-month period, so separate smaller repairs can add up toward the threshold rather than each being counted on its own. An accurate record of what was done, and when, matters.
The 2007-code / 2009 permit line
The 2007 Florida Building Code took effect March 1, 2009. Roofs built or last replaced to that code — broadly, those permitted from 2009 onward — can qualify for the §553.844(5) exception; roofs built to older codes may still face the broader requirement. That is why permit history matters.
Building code is not insurance
Building-code requirements and an insurance company's underwriting rules are two separate frameworks. Meeting the code does not bind a carrier, and a carrier's roof-age preferences do not change the code. The two should not be conflated.
Why this is an inspection question, first. Whether the 25% threshold even applies to your roof — and whether the 2007-code exception is available — depends on the roof's construction, its permit and code history, and how much has actually been repaired. Those are documented facts, established by a comprehensive inspection, not assumptions made from the ground or from a roof's age alone. Our approach is repair-first and condition-based: we inspect, we document, and we recommend the least-invasive path that properly protects the home — targeted repairs and preservation where the roof allows, and replacement only when it is truly warranted.
"It's 20 years old" is not a roof assessment.
Most age-related issues on a Florida tile roof are repairable — they don't require tearing off a sound system. The common ones we see:
Chimney flashing
Counter-flashings pull away from masonry through thermal-expansion cycles — repairable with proper reinstallation.
Localized underlayment
Small sections deteriorate from trapped moisture — addressable through targeted valley or section rebuilds.
Ridge-cap mortar
Mortar-set caps crack and loosen over time — re-settable or replaceable with modern attachment systems.
Individual tile breakage
A few tiles crack from impact or foot traffic — easily replaced with matching tiles.
When full replacement is genuinely warranted: widespread underlayment failure across the whole roof, significant structural or decking issues, tiles themselves deteriorating (spalling, wholesale cracking), or a deficient original installation that can't be corrected. Being told a roof needs replacement because of its age — without a condition-based evaluation — is not a sufficient technical assessment.
The 5-Year Roof Certification — an alternative to replacement.
Many Florida property insurers now accept (or require) a 5-Year Roof Certification & Remaining Useful Life Assessment in lieu of replacement for older roofs. It lets a serviceable tile roof be preserved through targeted repairs instead of forced wholesale replacement.
Comprehensive inspection
A licensed, condition-based inspection of the entire roofing system.
Repairs to certifiable condition
Any necessary repairs that bring the roof up to a certifiable standard.
Written certification
Documentation that the roof meets the Florida Building Code and has at least 5 years of remaining useful life.
Submitted to your carrier
Certification documentation provided for policy maintenance and review.
What qualifies as certifiable? A roof that provides weather-tight protection with no active leaks, meets current wind-resistance requirements, has serviceable underlayment (or will after rebuilds), shows no structural deficiencies, and can reasonably perform for at least five more years. See exactly what a certification looks like, page by page →
For most tile roofs, the choice isn't binary.
For a tile roof 15–30 years old, a strategic rebuild is the middle path — replacing failed components while keeping the sound parts of the system intact. Common rebuilds: valley rebuilds, section rebuilds, flashing replacements, and ridge/hip-cap restoration.
30–50% of a full replacement
Valley rebuilds and section work typically cost a fraction of a complete tear-off — preservation is financially attractive when the tiles themselves remain serviceable.
Replace what failed, not what didn't
Why replace tiles that last 40–50 years when only the 15–20 year metal components have failed? Preservation keeps original tile colors and your home's character.
The industry leans to replacement
Full replacement generates far higher revenue, so the industry's incentives favor it. The right move is to seek a contractor who offers — and is honest about — both options.
Six questions to ask any roofing contractor.
If you're facing roof-age insurance questions, these surface whether a contractor is assessing your roof — or just selling a replacement.
- "What is the actual condition of my tiles themselves?"Are they deteriorating, or serviceable?
- "Can this roof be repaired and certified, or is replacement mandatory?"Understand whether preservation is viable.
- "What specific components have failed or are failing?"Get a detailed assessment, not age-based generalizations.
- "What would a valley or section rebuild cost versus full replacement?"Understand your financial options.
- "Can you provide a 5-Year Roof Certification after repairs?"Confirm the contractor actually offers certification.
- "Do you offer both repair/rebuild and complete replacement?"Make sure they aren't biased toward the higher-revenue option.
Got a roof-age notice from your insurer? Here's the path.
- Read the noticeYour insurer flags roof age or requests an inspection.
- Know your rightsFlorida law requires a condition-based assessment — not an automatic replacement mandate.
- Get a real inspectionEngage a Florida-licensed contractor for a technical evaluation — not a sales estimate.
- Review the findingsUnderstand what has actually failed versus what remains serviceable. Get it in writing.
- Weigh your optionsCompare repair/rebuild cost and timeline against full replacement, and consider certification.
- Complete the workExecute the repairs or rebuilds that address the identified deficiencies.
- Obtain certificationIf certifying, ensure the documentation meets your insurer's requirements.
- Submit to your carrierProvide the certification or inspection documentation demonstrating compliance.
When to get a second opinion.
- Replacement is recommended without a detailed explanation of what actually failed.
- You're told "it's 20 years old, so it needs replacing" with no condition-based justification.
- The contractor doesn't offer or discuss repair / rebuild options at all.
- The "inspection" was under 30 minutes with no detailed component examination.
- You're pressured to sign immediately without time to evaluate.
- They can't provide references for similar preservation / rebuild projects.
Cited on §627.7011 across Florida's press.
Major regional publications have reported on Florida's Roof Age Law and its impact on property owners, with Mike McGilvary cited on its practical implications.
Resources & related services.
5-Year Roof Certifications
The certification process, shown page by page — and how to schedule a free inspection.
View certifications →Tile Roof Preservation
Why the underlayment beneath your tile fails first — and how a rebuild preserves the roof you already have.
Explore preservation →Roof Repair vs. Replacement
The honest framework — repair, rebuild, or replace — and the real signs a roof truly needs replacing.
Compare your options →Remaining Useful Life
The documented number of years your roof has left — the figure insurers and Florida law actually weigh.
Understand useful life →Roof Rebuild Services
How valley and section rebuilds preserve a serviceable roof instead of replacing it.
Explore rebuilds →Tile Roof Repair
Tile-specific repair and preservation for South Florida's clay and concrete tile roofs.
Tile roof repair →The Statute — §627.7011
Read the full text of Florida Statute §627.7011 directly from the Florida Legislature.
flsenate.gov →Palm Beach County City Guides
Local guidance by city — typical roof ages, HOA considerations, and recent projects near you.
Find your city →Free Roof Inspections
A documented, condition-based inspection — the first step in every roof-age question.
Schedule an inspection →Florida Roof Age Law, answered.
What is Florida’s Roof Age Law?
How does the law actually work for roofs 15 years and older?
Why do so many homeowners still face roof replacement demands?
Can a repair-first approach help me stay insurable?
What should I do if my insurance company is questioning my roof?
- Don’t panic — you have rights under §627.7011.
- Schedule a professional inspection focused on condition, not just age.
- Get proper documentation and photos.
- Consider targeted repairs on weak areas instead of full replacement.
Do tile roofs in Florida really last longer than 15 years?
How can Mike McGilvary Roofing help with Roof Age Law issues?
- Comprehensive condition inspections with drone, thermal, and moisture mapping
- Detailed reports tailored for insurance purposes
- Targeted repair solutions that extend roof life and support insurability
- 5-Year Certifications on qualified repairs
- Honest guidance: repair when possible, replace only when truly necessary
How is the 25% measured — against my whole roof or an individual section?
What is the rolling 12-month period?
Does exceeding 25% always mean I need a full roof replacement?
Why does my roof's permit history matter?
Is the Building Code the same as my insurance company's requirements?
Do I need an inspection before deciding whether the whole roof must be replaced?
Disclaimer: This page provides general educational information about Florida Statute §627.7011 and tile roof preservation. It does not constitute legal advice, insurance guidance, or a specific recommendation for your property or policy. Statutes and insurer requirements change — confirm the current statutory text with the Florida Legislature, and consult your insurer or a qualified attorney regarding your specific situation. Whether any roof qualifies for repair or certification depends on its actual condition as determined by inspection; no outcome — including any building-code interpretation, permitting decision, or insurance determination — is guaranteed.
Watch: Florida’s Roof Age Law, explained
Mike McGilvary breaks down Florida Statute §627.7011 — what the roof-age law actually says, how insurers are applying it, and why an older roof in sound condition often qualifies for repair or certification instead of a full replacement.
Get your roof read before anyone tells you to replace it.
A free, documented inspection from a family-owned Palm Beach County roofing craftsman — we'll show you exactly what we find, and whether a certification may apply.
