Sources: Florida Statutes s. 627.7011 (2026 edition) and Citizens Property Insurance, Inspections. Both checked October 29, 2026.
An insurance roof inspection is a written check of your roof’s age, condition and remaining life that an insurance company uses to decide whether it will write or renew your policy, or how it will handle a claim. In Florida it matters more than almost anywhere else. The state has its own roof age law, Citizens has its own roof form, and a single report can decide whether a roof stays insurable. This guide explains what insurers ask for, what the 2022 roof law actually says, and what gets flagged on the form.
If you just want someone to look at the roof first, our free roof inspection comes with a photo report and written findings, whether or not you ever hire us.
In this guide
- What is an insurance roof inspection?
- Do insurance companies do roof inspections?
- Florida’s roof age law, in plain words
- What Citizens asks for
- What will fail a home insurance inspection?
- Roof inspection vs. wind mitigation inspection
- Roof inspection for an insurance claim
- How to get ready
- When to call us in Southwest Florida
- Questions homeowners ask
What is an insurance roof inspection?
It is not one inspection. “Roof inspection for homeowners insurance” can mean any of five different visits, and each one answers a different question for the insurer. Knowing which one you have been asked for saves a second appointment.
| Inspection | Who asks for it | What it records |
|---|---|---|
| Roof inspection form (roof certification) | The insurer, at a new policy or renewal | Covering, roof age, remaining useful life, last permit date, damage and leaks, with photos of every slope |
| Four-point inspection | Insurers on older homes (Citizens: over 20 years) | Roof, electrical, plumbing and HVAC, with the condition of each |
| Wind mitigation inspection | You, to claim premium discounts | Roof shape, deck attachment, roof-to-wall connections, secondary water barrier, opening protection |
| Underwriting field survey | The insurer, on its own schedule | An exterior look at the property by a third-party survey company |
| Claim inspection | The insurer, after you report damage | The damage, its cause and the adjuster’s estimate of the loss |
Source: Citizens Property Insurance, Inspections, checked October 29, 2026.
Do insurance companies do roof inspections?
Yes, in two ways. Some inspections the insurer arranges itself. Citizens, for example, uses underwriting field surveys done by a third-party survey company, and says those are free to policyholders. After a claim, the insurer sends an adjuster to look at the damage.
Most of the time, though, the insurer asks you to bring the inspection to them. Citizens says that in some cases the property owner pays for an inspection and in others Citizens pays. For a roof inspection form or a four-point, expect to book and pay a licensed professional yourself, then send the report to your agent.
Why the pressure on roofs? Carriers writing in Florida look hard at roof age, condition and code compliance. Many will not write a new policy on a roof over fifteen years old without an inspection, and some set that line at ten years for shingle roofs in coastal high-wind zones.
Florida’s roof age law, in plain words
The rule people call “the 15 year roof rule” is section 627.7011(5) of the Florida Statutes. It applies to homeowners policies issued or renewed on or after July 1, 2022. It says three things.
- Under 15 years old: an insurer may not refuse to issue or renew your homeowners policy solely because of the roof’s age.
- 15 years or older: before an insurer can require a new roof as a condition of coverage, it must let you have the roof inspected by an authorized inspector, at your expense.
- 5 years of life left: if that inspection shows 5 years or more of useful life remaining, the insurer may not refuse to issue or renew solely because of roof age.
Two details trip people up. First, “solely” matters. The law stops a refusal based on age alone, so a roof that is damaged or worn out can still be a reason.
Second, the roof’s age is counted from the last date the whole roof surface was built or replaced to the building code in effect at the time. A repair on one slope does not restart the clock.
The statute defines an “authorized inspector” as one the insurer approves who is a licensed home inspector, a certified building code inspector, a licensed general, building or residential contractor, a roofing contractor, a professional engineer or an architect. Ask your agent which inspectors your carrier accepts before you book.
What Citizens asks for
Citizens Property Insurance, the insurer the state of Florida created, publishes its rules on its inspections page:
- Four-point inspection for property owner, dwelling and mobile home applications on homes older than 20 years.
- Roof condition: soft roofs (shingle) over 25 years old and hard roofs (tile, metal) over 50 years old need documentation of at least 5 years of remaining useful life.
- Less than 5 years left: the owner must provide proof of a full roof replacement.
Citizens’ sample Roof Inspection Form (RCF-1, 01/18) shows exactly what the inspector has to fill in: covering material, roof age, remaining useful life, date of the last roofing permit, whether the last update was a full or partial replacement, and overall condition. Photos of each roof slope and of every hazard or deficiency must go with it. The form says it must be signed by a Florida-licensed general, residential, building or roofing contractor, a building code inspector or a Florida-licensed home inspector. Other carriers use their own versions, but most ask for the same facts.
What will fail a home insurance inspection?
There is no pass mark printed on the form. The inspector rates the roof “satisfactory” or “unsatisfactory” and ticks the damage boxes, and the insurer’s underwriter decides. Citizens tells its agents they may not submit applications for homes with roofs not in good working order. These are the items the Citizens form lists as visible signs of damage or deterioration:
- Cracking
- Cupping or curling shingles
- Excessive granule loss
- Exposed asphalt or exposed felt
- Missing, loose or cracked tabs or tiles
- Soft spots in the decking
- Visible hail damage
- Signs of leaks in the attic, on the underside of the decking or on interior ceilings
On top of condition, a roof can run into trouble on paper: too little remaining useful life for its age, no permit on record for the last replacement, or a partial replacement that leaves the roof’s age older than the owner thought. Flashing around chimneys, skylights, vents and wall transitions is among the most common sources of water getting into Florida homes, and the one most often missed.
Roof inspection vs. wind mitigation inspection
They are related but they are not the same paperwork. A roof inspection records condition and remaining life, which decides whether the roof is insurable. A wind mitigation inspection records the features that resist hurricane wind, which decides what discounts you can get.
Florida law requires insurers to tell you about the discounts and credits available for windstorm loss-reduction features (section 627.711). Those features are verified on the state’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802.
A revised version (Rev. 04/26) took effect April 1, 2026. Citizens says it will still accept the older form if it was completed within five years before that date and nothing about the structure has changed.
To be clear about our part: Form OIR-B1-1802 is completed by a licensed wind mitigation inspector, not by us. What we can tell you is whether it is worth booking one. After a new roof, we recommend one so the credits from the new system reach your policy.
Roof inspection for an insurance claim
A claim inspection works on a different clock. Florida’s claim rules (2026 statutes) set the deadlines on both sides:
| Step | Deadline |
|---|---|
| You give notice of a new or reopened claim | Within 1 year after the date of loss |
| You give notice of a supplemental claim | Within 18 months after the date of loss |
| Insurer acknowledges your claim | Within 7 days |
| Insurer physically inspects, if it inspects | Within 30 days after it receives proof-of-loss statements |
| Insurer sends you its adjuster’s detailed estimate | Within 7 days after the estimate is made |
| Insurer pays or denies | Within 60 days after notice of the claim |
Sources: s. 627.70132 and s. 627.70131, Florida Statutes, 2026 edition. Some deadlines have exceptions; read the statute or ask your agent.
The repair-or-replace question also has a state rule. Under section 553.844(5), if a roof or roof section was built, repaired or replaced to the 2007 Florida Building Code or later, and 25 percent or more of it is being repaired, replaced or recovered, only that portion has to meet the current code. That is the change to the old “25 percent rule”. It is why a roof done to modern code does not automatically need a full replacement after partial storm damage.
Our own storm damage visits document wind uplift, displaced shingles or tiles and flashing damage in a dated written report with full photos. If the damage calls for work, see our roof repair and roof replacement pages for how we handle the permit and the job.
How to get ready for an insurance roof inspection
- Find the roof’s age on paper. The permit record for the last full replacement is the date that counts under the statute. Your county or city building department keeps permit records.
- Gather old reports. A prior roof inspection, four-point or wind mitigation report helps the inspector and shows a history.
- Check inside. Look for stains on ceilings and in the attic. The form asks about both.
- Clear the way. The inspector needs to reach the roof and, ideally, the attic.
- Know the deadline. Insurers usually give a date for the report. Leave time to fix anything that is found before it is due.
When to call for a roof inspection in Sarasota and Southwest Florida
Book an inspection before the insurer asks for one: as the roof nears ten to fifteen years, before you buy or sell, after any named storm, and in spring before hurricane season so there is time to repair anything that is found. Knowing where the roof stands early lets you plan a replacement on your schedule rather than on a non-renewal notice.
We run two offices. Mike covers the north from Sarasota, including Sarasota, Bradenton, Venice, North Port and Englewood. Troy covers the south from Estero, including Fort Myers, Estero and Naples.
Our free roof inspection is done by a Florida DBPR-licensed contractor (license CCC1337243). You get a full photo report and written findings in a form that supports a renewal, a sale or a wind mitigation booking. If the roof is fine, the report says the roof is fine.
Questions homeowners ask
How long does an insurance roof inspection take?
Usually one visit. Time on the roof depends on its size, pitch and covering, and on whether the attic can be reached. The photos and written report come after, so if your insurer has a deadline, ask when the report will be ready before you book.
Do I have to be present for a roof inspection?
Not always for the roof itself, but someone usually needs to let the inspector into the attic and show any ceiling stains. The Citizens roof form asks about signs of leaks in both places, so access matters.
Can my insurance company drop me because my roof is old?
Not for age alone if the roof is under 15 years old. Under Florida Statutes 627.7011, an insurer may not refuse to issue or renew a homeowners policy solely because of the age of a roof that young. For an older roof, the insurer must let you get an inspection first, and if it shows 5 or more years of useful life left, age alone cannot be the reason.
Who can sign a roof inspection form in Florida?
Citizens' sample Roof Inspection Form says it must be signed by a Florida-licensed general, residential, building or roofing contractor, a building code inspector or a Florida-licensed home inspector. Other carriers set their own lists, so ask your agent which inspectors your insurer accepts.
Is a roof inspection the same as a wind mitigation inspection?
No. A roof inspection records condition and remaining life, which decides whether the roof is insurable. A wind mitigation inspection records hurricane-resistant features on Form OIR-B1-1802, which decides what premium discounts you can get.
How much does a roof inspection for insurance cost?
Our roof inspection is free, and you keep the photo report either way. Reports on an insurer's own forms, such as a four-point or a wind mitigation inspection, are priced by the licensed inspector who completes them.