Florida's Roof Age Law: What Homeowners Need to Know About Tile Roof Preservation

Understanding Florida Statute §627.7011 and how it protects homeowners with tile roofs from unnecessary replacement requirements

Florida homeowners with tile roofs are increasingly facing insurance renewal challenges based on roof age alone—often being told their 15, 20, or 25-year-old tile roof must be completely replaced to maintain coverage. However, Florida law specifically limits how insurers may use roof age in underwriting decisions, and many tile roofs can be preserved, repaired, and certified rather than automatically replaced.

This guide explains Florida Statute §627.7011, how tile roofs actually age in real-world conditions, your inspection rights under the statute, and the difference between preservation through targeted rebuilds versus unnecessary full replacement.

Your Inspection Rights Under Florida Law

When an insurance company raises concerns about roof age, Florida Statute §627.7011 establishes specific processes and homeowner rights regarding roof inspection and assessment.

What the Statute Requires

1. Licensed Professional Inspection: The roof must be inspected by a Florida-licensed roofing contractor or other qualified professional—not judged by age alone or through aerial photography.
2. Condition-Based Assessment: The inspection must evaluate the roof's actual current condition, whether it meets Florida Building Code requirements for weather protection and wind resistance, and its remaining useful life.
3. Documented Findings: The inspector must provide written documentation of findings, identifying specific deficiencies if present and whether repairs can address those deficiencies.
4. Opportunity to Cure: If deficiencies are identified, you have the right to complete repairs and provide certification that the roof now meets requirements before the policy is non-renewed.

The 5-Year Roof Certification Option

Many Florida property insurance policies now accept (or require) 5-year roof certifications in lieu of replacement for roofs exceeding certain age thresholds. This certification process includes:

• Comprehensive inspection by a Florida-licensed roofing contractor
• Completion of necessary repairs bringing the roof to certifiable condition
• Written certification documenting that the roof meets Florida Building Code requirements and has at least 5 years of remaining useful life
• Certification documentation submitted to the insurance carrier for policy maintenance

This certification pathway allows preservation of serviceable tile roofs through targeted repairs rather than forcing unnecessary complete replacement.

What Qualifies as a "Certifiable" Roof

A roof can typically be certified if it meets these conditions:

• Provides complete weather-tight protection without active leaks
• Meets current Florida Building Code wind resistance requirements for the property location
• Has serviceable underlayment or will have after valley/section rebuilds
• Has properly functioning flashings at all penetrations and transitions
• Shows no structural deficiencies requiring immediate attention
• Can reasonably be expected to perform for at least 5 additional years

Practical Guidance for Homeowners Facing Insurance Roof Requirements

Step-by-Step Process

1. Receive Insurance Communication: Your insurer sends notification about roof age concerns or inspection requirements.
2. Understand Your Rights: Florida law requires condition-based assessment, not automatic replacement mandates.
3. Schedule Professional Inspection: Engage a Florida-licensed roofing contractor for comprehensive assessment—not a sales estimate, but actual technical evaluation.
4. Review Inspection Findings: Understand what has actually failed versus what remains serviceable. Get written documentation.
5. Evaluate Options: Compare repair/rebuild costs and timelines versus complete replacement. Consider certification viability.
6. Complete Required Work: Execute repairs or rebuilds addressing identified deficiencies.
7. Obtain Certification: If pursuing certification route, ensure contractor provides documentation meeting insurance requirements.
8. Submit to Insurance: Provide certification or inspection documentation to your carrier demonstrating compliance.

Red Flags: When to Seek a Second Opinion

Consider getting an additional assessment if:

• The contractor recommends replacement without detailed explanation of what has actually failed
• You're told "the roof is 20 years old, so it needs replacement" without condition-based justification
• The contractor doesn't offer or discuss repair/rebuild options
• The inspection was brief (<30 minutes) without detailed component examination
• You're pressured to sign contracts immediately without time to evaluate options
• The contractor cannot provide references for similar preservation/rebuild projects

Documentation You Should Receive

A thorough inspection should provide:

• Written assessment of each roof system component (tiles, underlayment, flashings, valleys, etc.)
• Photographs documenting current conditions and any deficiencies
• Specific identification of failed components requiring attention
• Explanation of whether repairs can address issues or replacement is necessary
• Estimated remaining useful life based on actual conditions
• Cost comparisons for repair/rebuild options versus replacement
• Certification capability statement if pursuing that route