Florida's 15-Year Roof Rule, Explained in Plain Language

What is the 15 year roof rule in Florida? People often mix it up with the building-code 25% rule, so this guide separates the two. If you’re reading this for a parent or relative, the steps below are easy to pass along.

What the 15-year roof rule in Florida says

Section 627.7011 of the Florida Statutes bars an insurer from refusing to issue or renew a homeowner’s policy solely because of a roof’s age when the roof is less than 15 years old; for a roof that is at least 15 years old, the insurer may not refuse to issue or renew solely because of roof age if an inspection performed by an authorized inspector indicates that the roof has 5 years or more of useful life remaining.

The statute speaks to refusing or renewing coverage. Other policy terms still apply.

Start with records. An installation invoice, a permit, or an older inspection report can show when the roof went on. Gather those before you talk with the insurer.

How the 15-year rule differs from the 25% roof rule

The 25% roof rule is a building-code rule. The 15-year rule is an insurance rule. They answer different questions.

Insurance has its own 25% figure. Unless the insurer gets your written refusal, a policy is deemed to include law and ordinance coverage limited to 25 percent of the dwelling limit, under Fla. Stat. § 627.7011. That figure sets coverage.

A roof can fall under one rule and not the other. Permits matter too. Unless otherwise provided by law, Fla. Stat. § 553.79 makes it unlawful to construct, alter, repair, or demolish a building without first obtaining a permit from the appropriate enforcing agency.

Will insurance cover a roof over 20 years old?

Coverage for an older roof depends on your policy terms, but for a roof at least 15 years old, you may have an authorized inspector perform a roof inspection, at your expense, before replacement is required as a condition of issuing or renewing a policy.

Under Fla. Stat. § 627.7011, a roof’s age is calculated using the last date on which 100 percent of the roof’s surface area was built or replaced in accordance with the building code in effect at that time, or, after partial roof replacements, the initial date of the partial replacement when later partial replacements together covered 100 percent of the surface area. Coverage turns on your policy form, its covered perils, and how it values a loss.

On a replacement-cost policy, Fla. Stat. § 627.7011 says the insurer must first pay at least the actual cash value of the loss, less the deductible. It pays the remaining amounts as repairs are done and costs are incurred. Actual cash value can be lower than replacement cost, so the first payment may be smaller.

If a roof deductible applies, the insurer may limit the roof payment to actual cash value until it gets proof you paid that deductible. Ask your carrier in writing how it values your roof. Then read your declarations page and endorsements.

What is the new roof law in Florida?

A 2026 building-code change also affects roof recovery work.

The Florida Building Commission’s analysis of Residential code changes states that an exception has been revised to allow the upper roof covering or roof system to only be removed when recovering, provided the existing or repaired substrate is adequate for installation of new approved roof covering or roof system. It now lets the upper roof covering be removed during recovering only when the existing or repaired substrate is adequate for the new roof.

For renewal timing, Fla. Stat. § 627.4133 requires the insurer on a homeowner policy to give the first-named insured at least 45 days’ advance written notice of the renewal premium, and the statute provides separate notice periods for nonrenewal. A nonrenewal notice must state the reason.

What makes a roof uninsurable?

Insurers usually look at a roof’s visible condition and its age when they decide on renewal. Age is one factor, and condition is another.

Missing or damaged roofing material, visible wear, and leaks are conditions that often come up in an insurer’s review. Dated photos and a written inspection give you a clear record of what the roof looks like.

Wind mitigation is another document to know. Insurers must accept it when an authorized mitigation inspector signs it. For inspection details, see the Florida wind-mitigation resources page from the Office of Insurance Regulation.

What to do if your insurer sends a roof-age notice

Read the notice first, and write down every date it lists.

1. Check the stated reason. A nonrenewal notice must state the reason or reasons.
2. Gather the installation date, permit history, and any inspection reports.
3. Ask for the inspection report in writing if the insurer used one.
4. Ask in writing for the roof valuation terms and any endorsements.
5. Track claim deadlines. Under Fla. Stat. § 627.70132, a claim needs notice within 1 year of the date of loss. A supplemental claim needs notice within 18 months.

A roof-age letter can be stressful, especially when it arrives for a parent or relative who isn’t sure what to do next. You can contact ASP Superhome for a free initial consultation that is confidential and carries no obligation to continue. Our team can talk through your roof’s condition and options with you.