How Old Is Too Old? Roof Age, 4-Point Inspections and Florida Homeowners Insurance

By Ray Miller, Owner · Insurance and Florida Law · Updated November 12, 2026

"How old is your roof?" is a question a lot of First Coast homeowners hear at renewal time. Florida law sets some clear rules on how insurers can treat roof age, and Citizens publishes its own. Here's what they say, what a 4-point inspection covers, and what to do if your insurer brings it up.

What Florida law says about roof age

Florida Statutes section 627.7011(5) sets two rules for homeowner policies:

• If your roof is less than 15 years old, an insurer may not refuse to issue or renew your policy solely because of the roof's age.
• If your roof is 15 years or older, the insurer must let you have it inspected by an authorized inspector, at your expense, before requiring a replacement to issue or renew. If that inspection shows five or more years of useful life left, the insurer may not refuse to issue or renew solely because of roof age.

Notice the word "solely." The law limits decisions based on age alone. An insurer can still look at your roof's condition, which is why the inspection matters.

Citizens' own roof rules

Citizens Property Insurance requires a 4-point inspection for applications on homes more than 20 years old. Shingle and other soft roofs older than 25 years, and tile, slate, concrete or metal roofs older than 50 years, must show at least five years of remaining useful life; otherwise Citizens asks for proof of a full replacement before writing the policy. Those rules took effect May 1, 2023 for new policies and September 1, 2023 for renewals. Private carriers set their own rules within the law, so ask your agent.

Check your roof in 30 seconds

What a 4-point inspection covers

A 4-point inspection looks at four systems: the roof, electrical, plumbing and heating and cooling. Citizens requires it to be done by a Florida-licensed inspector and to report each system's age, type and condition.

How long does a roof last in Florida?

It depends on the material, how well it was installed and ventilated, how it's been maintained, and the storms it has seen. One useful signal: Citizens gives hard roofs like tile and metal twice the age allowance of shingle roofs, 50 years versus 25, before it asks for proof of remaining life.

The 2007 code date and the 25 percent rule

Under Florida Statutes section 553.844(5), if your roof was built, repaired or replaced to the 2007 Florida Building Code or a later edition, and 25 percent or more of it is repaired or replaced, only the repaired or replaced portion has to meet the current code. That matters after a storm, because it affects how much of the roof has to be redone.

What to do now

• Find your roof's install date. Your county's online building permit records show when the last roof permit was pulled.
• Get ahead of renewal. A roof inspection before your insurer asks gives you time to plan instead of react.
• Read any notice closely: is it about the roof's age, its condition, or both? Ask your agent which inspection forms they accept.
• If replacement is the right call, plan it before your deadline and before hurricane season. Financing can spread the cost.

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