Florida's Roof Age Law — roof age isn't roof condition.
Most contractors only know how to sell you a replacement. Mike McGilvary Roofing is a Florida roof-age inspection resource and roof-condition preservation specialist — helping Palm Beach County homeowners understand the law, document the real condition of the roof, and make an informed decision before assuming full replacement is the only option.
Cited on §627.7011 in the Sun Sentinel & the South Florida, Orlando, Tampa Bay and Jacksonville Business Journals.
When an insurer raises roof age, condition can matter more than age.
Florida Statute §627.7011 addresses how roof age is handled in property insurance. Age alone is not necessarily the deciding factor — the roof's actual condition and remaining useful life can matter too.
Inspection before age-based replacement
If a roof is 15 years or older, a qualifying homeowner must be allowed to obtain an inspection by an insurer-approved authorized inspector before roof replacement is required solely because of the roof's age.
Five years of remaining useful life
If that inspection shows at least five years of remaining useful life, the insurer cannot refuse or nonrenew the policy solely because of the roof's age.
Condition, documented
When appropriate, MMR can inspect the roof, identify repairable deficiencies, and provide documentation for the homeowner and insurance agent to review.
Not a guarantee of coverage
Inspection results do not guarantee coverage, and the insurer may still apply other lawful underwriting and property-condition requirements.
The key point: roof age is not the same thing as roof condition. Florida's roof-age law gives qualifying homeowners a chance to have the roof's actual condition and remaining useful life considered before replacement is required on age alone — it does not guarantee that any particular roof can be repaired, certified, or kept, and it does not require an insurer to accept a repair in place of replacement. MMR helps you document the real condition so you can make an informed decision.
"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 — documenting a roof's condition.
A 5-Year Roof Certification & Remaining Useful Life Assessment documents a roof's condition at the time of inspection. Some Florida property insurers will consider one when evaluating an older roof — but it does not obligate any insurer to accept it in place of replacement, and each carrier applies its own requirements.
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 a certification does — and doesn't — mean: a certification reflects the specific conditions we inspect and document at the time — weather-tight protection, no active leaks, serviceable underlayment, and remaining useful life. It does not by itself prove current wind-code or building-code compliance unless those items are specifically inspected and documented, and whether it helps in your situation is up to your insurer. 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 optionsFlorida law lets qualifying homeowners obtain an inspection before replacement is required on age alone — 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 insurerProvide the inspection or certification documentation for your insurer to review.
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 →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.
leg.state.fl.us →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.
Can my insurer drop me just because my roof is old?
What is a 5-Year Roof Certification?
Does an aerial photo count as a roof inspection?
Is a rebuild really cheaper than a full replacement?
Do you serve my area?
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 is guaranteed.
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.
