If your insurance company sent a letter about your roof, you are not alone, and you are not out of options. Home Pros Roofing and Contracting gives Central Florida homeowners a free roof check before the insurance inspection, so you know exactly where your roof stands and can fix small problems before they cost you your policy.
Call 407-766-4388, any day, any hour. We have helped homeowners in Apopka, Orlando, Sanford, Winter Park, Windermere, Winter Garden, Ocoee and nearby communities since 2015.
Why is my insurance company asking about my roof?
Florida insurers ask about your roof because the roof is the part of your home most likely to lead to a costly claim after wind and rain. An older or worn roof is more likely to leak or lose shingles in a storm, so insurers use roof age and roof condition to decide whether to write or renew a policy.
Many homeowners first hear about this in a renewal notice, a request for a 4 point inspection, or a letter asking for proof of a roof replacement. That letter can feel like a deadline. The good news is that Florida law and many insurer guidelines give you a path when your roof is still in good shape.
What does Florida law say about roof age and insurance?
Under section 627.7011(5), Florida Statutes, an insurer may not refuse to issue or renew a homeowners policy solely because the roof is less than 15 years old. This protection was added by Senate Bill 2D in the 2022 special session and applies to homeowners policies issued or renewed on or after July 1, 2022.
For a roof that is at least 15 years old, the law says the insurer must allow you to have a roof inspection performed by an authorized inspector, at your expense, before requiring a roof replacement as a condition of issuing or renewing your policy. If that inspection shows the roof has 5 years or more of useful life remaining, the insurer may not refuse to issue or renew the policy solely because of roof age.
Three details matter:
- Authorized inspector: the statute lists inspectors approved by the insurer, including licensed home inspectors, building code inspectors, licensed general, building or residential contractors, roofing contractors, engineers and architects.
- How roof age is counted: from the last date 100 percent of the roof surface was built or replaced under the building code in effect at that time.
- Limits: the law does not apply to mobile home policies, and insurers can still decline or nonrenew for other lawful reasons, such as roof condition or other underwriting rules.
In plain terms: roof age alone is not supposed to be the whole story. Roof condition is what you can prove, and that is where a careful inspection helps.
What does Citizens Property Insurance require for older homes and roofs?
Citizens Property Insurance Corporation requires a 4 point inspection for property owner, dwelling and mobile home applications on homes more than 20 years old. The inspection covers the roof, electrical, plumbing and heating and cooling systems, and Citizens says serious hazards or deficiencies, such as active leaks or evidence of leaks, should be repaired before an application is submitted.
For roof age, Citizens says shingle and other soft roofs older than 25 years, and tile, slate, clay, concrete or metal roofs older than 50 years, need documentation showing at least 5 years of remaining useful life. If the roof has less than 5 years left, Citizens requires proof of a full roof replacement before a policy is written. Citizens also states that when a roof qualifies this way, coverage is extended for up to 5 years, even if the inspection shows more remaining life.
Private insurers set their own guidelines, so always ask your agent which form and which deadline apply to your policy.
What do a 4 point inspection and a wind mitigation inspection look at?
A 4 point inspection is a report on the age and condition of four systems: the roof, electrical, plumbing, and heating and cooling. On the roof, the inspector records the roof covering, roof age, remaining useful life, overall condition, and visible signs of damage or leaks.
A wind mitigation inspection is different. It uses the state Uniform Mitigation Verification Inspection Form (OIR B1 1802) to document features that help a home resist wind, such as roof covering, how the roof deck is attached, roof to wall connections, roof shape, secondary water barriers and opening protection. A good wind mitigation report can qualify you for premium discounts, while a 4 point report is used to decide whether the insurer will accept the home.
Here is how Home Pros fits in: as a licensed Florida roofing contractor, Home Pros can complete the roof inspection forms insurers accept, including Citizens' roof inspection form, when your insurer allows a roofing contractor to sign it. Florida law lists roofing contractors among the authorized inspectors an insurer can approve, and the Citizens Roof Inspection Form lists roofing contractors as qualified to sign it.
The full 4 point inspection, which also covers electrical, plumbing and heating and cooling, and the wind mitigation form are completed by the licensed inspector your insurer or agent accepts. We start with a free roof check, then handle any repair or replacement your roof needs, so it is ready for the inspection.
Getting ready for a 4 point inspection in Orlando or Apopka? See our 4 point roof inspection in Orlando page for what the roof section asks, the local permit offices and your options if the roof does not pass.
What are the 5 roof problems that get Florida homeowners cancelled?
The five roof problems most likely to cause trouble on a Florida insurance inspection are roof age, damaged or missing shingles, active leaks or water stains, worn shingles with heavy granule loss, and old patches or improper repairs. Each one shows up on the Citizens Roof Inspection Form as a sign of damage or deterioration.
- Roof age past the insurer's limit, with no documentation of remaining useful life.
- Missing, loose or cracked shingles or tiles, often after a storm.
- Active leaks or signs of past leaks, such as water stains on ceilings or in the attic.
- Worn shingles: excessive granule loss, exposed asphalt or felt, cracking, cupping or curling.
- Previous patching or improper repairs, plus soft spots in the roof decking underneath.
Most of these can be found early and many can be repaired. A small repair before the inspection is usually far less stressful than a nonrenewal letter after it.
What happens during a free Home Pros roof check?
Our free roof check tells you, in plain language, whether your roof is likely to pass an insurance inspection and what to fix if it is not. We look at the roof covering, flashing, vents and pipe boots, signs of leaks, and the condition of the decking where we can see it.
- We take photos and walk you through what we found.
- We tell you honestly whether a repair is enough or a replacement makes more sense.
- If work is needed, we give you a written estimate and handle permits for replacements.
- You get findings you can share with your insurance agent.
We will never pressure you into a new roof you do not need.
Why homeowners trust Home Pros with their roof
Home Pros Roofing and Contracting has served Central Florida since 2015. We hold Florida licenses CGC1527172 and CCC1332789, have been BBB accredited since January 10, 2024, carry a 4.9 star Google rating, and are members of the Good Contractors List, which backs our work with a $25,000 third party guarantee. Very few Florida contractors pass its vetting.
Get your free roof check before the insurance inspection
The best time to call is before your insurance company's inspection, not after the letter. Call Home Pros Roofing and Contracting at 407-766-4388 or email [email protected]. We are available 24/7 and based at 1935 Rafton Rd, Apopka FL 32703.
Frequently Asked Questions
Can my Florida insurer cancel me just because my roof is old?
Not if your roof is under 15 years old: Florida law says insurers cannot refuse to write or renew a homeowners policy solely because of a roof that is less than 15 years old. For roofs 15 years or older, the insurer must allow an inspection, and if it shows at least 5 years of useful life left, roof age alone is not a valid reason to refuse.
Who pays for the roof inspection under Florida law?
The homeowner does. Section 627.7011(5) says the inspection is performed at the homeowner's expense by an authorized inspector approved by the insurer, which can include a licensed roofing contractor. Call Home Pros at 407-766-4388 to ask about your roof inspection form.
Does Citizens require a 4 point inspection?
Yes, for homes more than 20 years old. Citizens requires a 4 point inspection for property owner, dwelling and mobile home applications on properties over 20 years old.
How old can my roof be for Citizens?
Citizens asks for documentation of at least 5 years of remaining useful life on shingle roofs over 25 years old and tile, slate, clay, concrete or metal roofs over 50 years old. Otherwise, proof of a full roof replacement is required.
Can Home Pros fill out my insurance roof inspection form?
Yes. As a licensed Florida roofing contractor, Home Pros can complete the roof inspection forms insurers accept, including Citizens' roof inspection form, when your insurer allows a roofing contractor to sign it. Full 4 point and wind mitigation forms are completed by the licensed inspector your insurer accepts.
What fails a roof on an insurance inspection?
Common problems are roof age, missing or damaged shingles, active leaks or water stains, heavy granule loss or worn shingles, and old patches or soft decking. Many of these can be repaired before the inspection.
Can a roof repair help me keep my insurance?
Often, yes. Fixing leaks, damaged shingles and flashing before the inspection can change how the roof is rated. Call Home Pros at 407-766-4388 for a free roof check.
Is the Home Pros roof check really free?
Yes. The roof check is free with no obligation, and you get photos and an honest recommendation.
Sources
- Section 627.7011, Florida Statutes (Online Sunshine)
- Citizens Property Insurance: Inspections
- Citizens: Roof age requirements for personal residential policies
- Citizens: Roof Rule Changes (SB 2D)
- Citizens Roof Inspection Form RCF 1
- Florida OIR Uniform Mitigation Verification Inspection Form
If your roof is near the end of its life, see how a roof replacement in Central Florida works with Home Pros, from the free inspection to the final permit inspection.