Why Do Insurers Care About Roof Age?
In Florida, the roof is one of the biggest risk factors in a homeowners policy. An older roof is more likely to leak or to be damaged in a storm, and roof claims are expensive. That's why insurers ask about roof age and material, and why some Florida homeowners have been told to replace a roof before a policy is issued or renewed.
What Does Florida Law Say About Roofs Under 15 Years Old?
Florida Statutes §627.7011 says an insurer may not refuse to issue or refuse to renew a homeowners policy insuring a residential structure with a roof less than 15 years old solely because of the roof's age.
The key word is solely. An insurer can still consider the roof's condition and other factors; it just can't use age under 15 years as the only reason.
What If Your Roof Is 15 Years or Older?
For roofs at least 15 years old, the statute requires the insurer to let you have the roof inspected by an authorized inspector, at your expense, before requiring roof replacement as a condition of issuing or renewing the policy.
If that inspection shows the roof has five years or more of useful life remaining, the insurer may not refuse to issue or renew the policy solely because of the roof's age.
What Kind of Inspection Do Insurers Want?
Insurers usually ask for specific forms completed by qualified inspectors rather than a general roof report. A roof inspection from a roofer tells you the roof's condition and remaining life; insurance forms are separate.
- 4-point inspection
- Often requested for older homes; covers the roof, electrical, plumbing and HVAC.
- Roof certification
- A statement of the roof's condition and estimated remaining life, on a form the insurer accepts.
- Wind mitigation inspection
- Documents wind-resistant features such as roof deck attachment, roof-to-wall connections and secondary water barriers, which can qualify for premium discounts.
Can a New Roof Lower Your Premium?
It can. Florida requires insurers to offer discounts for qualifying wind-mitigation features, and a new roof installed to current code often includes features that qualify, such as a secondary water barrier and upgraded deck attachment. A wind mitigation inspection after the new roof is installed documents them.
The size of any discount depends on your insurer and policy. Ask your agent before and after the replacement.
What Are Citizens Insurance's Roof Age Rules?
Citizens Property Insurance, Florida's state-backed insurer, publishes its own roof age limits. According to Citizens, shingle roofs more than 25 years old, and tile, metal and similar roofs more than 50 years old, need documentation that the whole roof was replaced, or an inspection showing at least five years of remaining useful life.
Citizens also bases roof age on the oldest part of the roof when it wasn't all replaced at the same time. Private insurers set their own underwriting rules, often stricter, so check your own policy and renewal notice.
What Is the Difference Between ACV and RCV Roof Coverage?
Replacement cost value (RCV) coverage pays what it costs to replace a damaged roof today, minus your deductible. Actual cash value (ACV) coverage subtracts depreciation for the roof's age first, so on an older roof the payout can be far lower than the cost of a new one.
Some insurers move older roofs to ACV or a roof payment schedule at renewal. If your renewal notice mentions ACV, a roof payment schedule or a required replacement date, ask your agent exactly what changes and how a newer roof would affect it.
Should I Replace My Roof Because of Insurance?
Insurance is a good reason to check your roof's condition, but not on its own a reason to replace a roof that still has useful life. Start with an inspection. If the roof is genuinely near the end of its life, replacing it may solve both the insurance problem and the leaks you'd face later. If it isn't, an inspection report may be all you need.
Our roof repair vs. replacement guide and roof replacement cost guide can help you weigh the decision.