Florida Statute §627.7011 has fundamentally changed how homeowners approach roof maintenance and insurance coverage. If you’re buying, selling, or simply maintaining a home in South Florida, understanding this law and working with a florida roof age expert isn’t optional—it’s essential to protecting your investment and securing affordable insurance.
The statute addresses a critical problem: insurance companies using roof age as grounds to deny coverage or charge prohibitive premiums. While this law provides important consumer protections, it also creates new obligations for homeowners that many don’t understand until they face a coverage denial or shocking premium increase.
What Florida Statute §627.7011 Actually Says
Florida Statute §627.7011, enacted to balance homeowner protections with insurance industry concerns, establishes specific requirements around roof age and insurance coverage. The law prohibits insurance companies from denying coverage or non-renewing policies based solely on roof age if the roof is in acceptable condition.
Here’s what matters most: Insurance carriers can require roof inspections for homes with roofs 15 years or older. If an inspection reveals the roof is in acceptable condition—capable of performing its intended function for the policy period—insurers must offer coverage at rates not discriminating based solely on age.
However, the law includes a crucial exception: insurers can require inspections and may deny coverage if the roof shows actual deficiencies. This is where having a florida roof age expert becomes invaluable. The inspection must be conducted by a licensed roofing contractor or professional inspector, and this documentation determines whether you get coverage or face thousands in unexpected expenses.
The 15-Year Threshold and What It Means for You
When your roof reaches 15 years old, you enter a different insurance landscape entirely. At this point, insurance companies can require a roof inspection before issuing or renewing your policy. This isn’t a casual walkthrough—it’s a detailed assessment that examines:
- Overall structural integrity and remaining service life
- Underlayment condition (particularly critical in South Florida’s tile roofs)
- Flashing condition around penetrations, valleys, and transitions
- Evidence of leaks, moisture intrusion, or previous repairs
- Tile or shingle condition, including cracking, curling, or missing pieces
- Compliance with current wind resistance standards
At Mike McGilvary Roofing, we conduct these inspections regularly and provide the documentation insurance companies require. Many homeowners are surprised to learn their 20-year-old tile roof can pass inspection and secure coverage—if properly maintained and documented by someone who understands exactly what insurers look for.
The Roof Certification Process: Your Insurance Lifeline
A proper roof certification is far more than a quick inspection. It’s a comprehensive evaluation by a licensed florida roof age expert that provides legal documentation of your roof’s condition. This certification typically covers:
Visual Assessment: Complete examination of all roof surfaces, including areas most homeowners never see—valleys, transitions, and penetration points where problems develop first.
Interior Inspection: Checking attic spaces for moisture staining, proper ventilation, and signs of leaks that haven’t yet penetrated to living spaces.
Component Evaluation: Assessing flashing, valleys, ridge caps, boots around pipes, and other critical components that often fail before the primary roofing material.
Expected Service Life: Professional opinion on remaining useful life, typically ranging from 1-5 years for certification purposes.
We provide free roof inspections and 5-year certifications when appropriate. This certification can be the difference between securing affordable coverage and facing non-renewal or premium increases of 50-200%.
Strategic Rebuilds: The Smart Alternative to Replacement
Here’s where understanding Florida’s roof age laws creates significant financial opportunity. When your inspection reveals deficiencies, most contractors immediately recommend full replacement—often $35,000-$75,000 for a typical Palm Beach County home. But the law doesn’t require replacement; it requires the roof to be in “acceptable condition.”
This is where our roof rebuild approach becomes invaluable. Instead of replacing a 20-year-old tile roof that still has decades of life remaining, we address the actual deficiencies:
- Valley metal replacement using upgraded materials ($2,000-$4,000)
- Section-specific underlayment replacement where deterioration exists ($3,000-$8,000)
- Flashing reconstruction around all penetrations ($500-$1,500)
- Individual tile replacement and proper refastening ($50-$150 per tile)
- Decking repair only where moisture damage occurred
Think about it like maintaining a car. You don’t buy a new vehicle at 30,000 miles—you replace the tires, change the oil, and address what actually needs attention. A strategic rebuild addressing documented deficiencies satisfies insurance requirements at 20-40% the cost of full replacement, and you get a certification stating the roof is in acceptable condition.
We’ve helped countless homeowners avoid unnecessary replacements while securing insurance approval. A $6,500 rebuild with a 5-year certification beats a $50,000 replacement every time—especially when the tiles themselves have another 20-30 years of service life remaining. Learn more about when repair makes more sense than replacement.
Common Insurance Scenarios and How to Navigate Them
Scenario 1: Buying a Home with a 16-Year-Old Roof
Your lender requires insurance before closing, but carriers see the roof age and immediately quote premium rates or request $50,000+ replacement. Solution: Get a pre-purchase inspection from a qualified florida roof age expert. If the roof passes, you have documentation for insurers. If minor deficiencies exist, negotiate repairs with the seller or budget for targeted fixes rather than full replacement.
Scenario 2: Renewal Denial on a 22-Year-Old Tile Roof
Your current insurer non-renews, citing roof age. Other carriers quote astronomical premiums or refuse coverage entirely. Solution: Commission a comprehensive inspection and certification. If deficiencies exist, document the specific repairs needed. A $4,000-$8,000 targeted rebuild typically resolves insurance concerns while preserving your functional roof system.
Scenario 3: Preparing for the 15-Year Threshold
Your roof approaches 15 years, and you want to avoid insurance surprises. Solution: Schedule a proactive inspection before renewal. Understanding issues in advance gives you time to address problems strategically rather than under pressure from non-renewal notices. Regular inspections help you maintain your roof properly and avoid emergency situations.
What Makes a Qualified Florida Roof Age Expert
Not every roofing contractor qualifies as a florida roof age expert for insurance purposes. Insurance companies require specific credentials and documentation:
Active Florida Contractor License: The inspector must hold a current, unrestricted contractor license. Our license (CCC1331721) has been continuously active since 1974.
Experience with Insurance Requirements: Understanding what insurers actually look for versus standard maintenance issues. We work with insurance documentation daily and know exactly what carriers need to see.
Detailed Documentation Capability: Comprehensive reports with photos, specific findings, and professional opinions on remaining service life. We use drone photography and detailed documentation for every inspection.
Local Market Knowledge: Understanding Palm Beach County’s specific challenges—salt air exposure in coastal areas, architectural requirements in HOA communities, and which carriers are most flexible with roof age issues.
Since 1974, we’ve inspected thousands of South Florida roofs and provided certifications that satisfied even the strictest insurance requirements. Our BuildZoom score of 103/100 (top 10% of 191,428 Florida contractors) reflects the quality and reliability of our assessments.
Timing Your Inspection Strategically
When you schedule your roof inspection matters significantly:
60-90 Days Before Renewal: Ideal timing that gives you opportunity to address any issues before your policy expires. Discovering problems two weeks before renewal creates unnecessary pressure and limits your options.
Before Listing Your Home: Sellers with documented roof certifications close faster and often at higher prices. Buyers gain confidence knowing the roof condition is professionally verified, and you remove a major negotiation obstacle.
After Major Weather Events: Even if no obvious damage exists, post-storm inspections document your roof’s condition before insurance companies start scrutinizing claims. This documentation protects you if issues develop later. Understanding proper damage documentation is crucial.
When Shopping for New Coverage: Having current inspection documentation strengthens your position with potential carriers and often results in better rates.
The Cost Reality: Inspection vs. Replacement
Let’s talk numbers honestly. A professional roof inspection and certification typically costs $200-$400. If minor deficiencies exist, targeted repairs might run $2,000-$8,000 depending on scope. Compare that to full replacement costs in Palm Beach County:
- Concrete tile roof replacement: $35,000-$55,000
- Clay tile roof replacement: $45,000-$75,000
- Architectural shingle replacement: $25,000-$40,000
The financial incentive for contractors to push replacement over repair is obvious. A $50,000 replacement generates far more profit than a $5,000 repair. That’s why getting an honest assessment from a florida roof age expert who prioritizes your actual needs—not their profit margin—is essential.
We regularly help homeowners avoid $30,000-$50,000 in unnecessary replacement costs through strategic rebuilds that address actual deficiencies while preserving sound materials. Your roof is a system, and like any system, individual components fail at different rates. Replacing everything when only specific elements need attention makes as much sense as buying a new car because your tires are worn.
Frequently Asked Questions
What is the 15 year roof rule in Florida?
The 15-year threshold in Florida allows insurance companies to require roof inspections once a roof reaches this age. However, under Florida Statute §627.7011, insurers cannot deny coverage based solely on age if the roof is in acceptable condition as verified by a licensed professional. This means a properly maintained 15, 20, or even 25-year-old roof can still qualify for coverage with proper certification.
Can you insure a house in Florida with a 20 year old roof?
Yes, you can insure a house with a 20-year-old roof in Florida, but you’ll need a professional inspection and certification confirming the roof is in acceptable condition. Many tile roofs in South Florida function perfectly at 20 years with proper maintenance. The key is working with a qualified florida roof age expert who can document the roof’s condition and, if necessary, recommend specific repairs that satisfy insurance requirements without unnecessary full replacement.
What is the 25 rule for roofing in Florida?
The “25% rule” refers to building code requirements for roof repairs. When roof repairs or replacement exceed 25% of the roof area in a 12-month period, the entire roof must be brought up to current building codes, including wind resistance standards. This doesn’t mean you must replace everything, but upgraded fastening and code compliance become mandatory for the entire roof system. Strategic planning of repairs across multiple years can sometimes avoid triggering this requirement.
What is the new law in Florida about roofs?
Florida Statute §627.7011 is the primary law governing roof age and insurance coverage. Enacted to protect homeowners from arbitrary coverage denials, it prohibits insurers from refusing coverage based solely on roof age if the roof is in acceptable condition. However, carriers can require inspections for roofs 15+ years old and may deny coverage if actual deficiencies exist. The law balances consumer protection with insurance industry concerns about aging infrastructure.
Take Action Before Insurance Issues Arise
Don’t wait for a non-renewal notice or coverage denial to address roof age concerns. Whether your roof is approaching the 15-year threshold, you’re buying or selling a home, or you simply want peace of mind about your coverage options, a professional inspection provides clarity and options.
Mike McGilvary has been providing honest roof assessments and strategic repair solutions in Palm Beach County since 1974. We offer free roof inspections and provide the 5-year certifications insurance companies require. Our approach prioritizes your actual needs over our profit, and we’ll tell you honestly whether you need replacement, strategic repairs, or nothing at all.
Contact Mike McGilvary Roofing today at (561) 529-9581 for your free roof inspection. We’re available 24/7 for emergencies and provide same-day response throughout Palm Beach County. Let’s document your roof’s condition, discuss your options honestly, and ensure your coverage remains secure—without spending thousands more than necessary.