Florida roof age and insurance: the 15-year rule and inspections
Florida has no specific rule on aerial images, but its roof-age law still helps: an insurer can't refuse to renew you solely because your roof is under 15 years old, and for older roofs you can get an inspection before they require a replacement.
In short (Florida Statutes section 627.7011(5), for policies issued or renewed on or after July 1, 2022)
- Roof under 15 years old: the insurer may not refuse to issue or renew solely because of the roof's age.
- Roof 15 years or older: before requiring a replacement, the insurer must let you get an inspection by an authorized inspector (licensed home inspector, roofing contractor, engineer or architect), at your expense.
- If that inspection shows 5 or more years of useful life left, the insurer may not refuse to issue or renew solely because of roof age.
- Roof age counts from the last time 100% of the roof was built or replaced to code. Partial repairs don't reset it.
Where aerial photos come in
Many Florida notices cite "roof condition" from an aerial image instead of age. The law above doesn't stop an insurer from non-renewing for condition, so your best answer is evidence: a recent inspection report, dated photos and repair receipts showing the condition in the image is wrong, old or fixed. Ask for the image and its capture date in writing.
Florida notice periods are generally longer than in many states, but check your letter; if you can't keep your current policy, an independent agent can quote other carriers, and Citizens Property Insurance is the last resort.
Got a letter? Roofd checks your notice against Florida's rules and drafts your appeal letter and evidence checklist for free, in about ten minutes.
Start your appealWhat to do this week
- Write down your deadline. The date coverage ends is on the notice. Everything below needs to happen before it.
- Ask for the image in writing. Email or mail your insurer: "Please send the aerial image(s) used for this decision, the date each was captured, and the specific condition you found."
- Get your own evidence. Dated phone photos of every roof slope, plus a written opinion from a licensed roofer or home inspector on remaining life. Keep receipts for any repairs.
- Send a written appeal. Cite the rule below, attach your evidence, and ask them to rescind the notice. Send it so you can prove delivery.
- Escalate if they don't answer. File a complaint with your state insurance department and, in parallel, ask an independent agent to quote other carriers so you aren't left uninsured.
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