Florida Roofing Insurance in 2025: What Homeowners Need to Know

Your roof is solid, your insurance company says otherwise. Sound familiar?

If you live in Florida, chances are you’ve already experienced the wild ride that is roofing insurance. One week, no issues. Next, you’re getting letters from your insurer demanding a replacement or worse, dropping your policy altogether. It’s confusing, frustrating, and frankly, it feels like the system is rigged against homeowners.

Florida’s insurance market is in full-blown crisis mode.

• Carriers are pulling out of the state.
• Premiums are skyrocketing.
• Homeowners are being left to fend for themselves

From storm damage claims to deductibles no one told you about, the fine print can cost you thousands if you’re not careful.

That’s exactly why I wrote this guide. 

You deserve to understand what’s actually covered, what your policy doesn’t say out loud, and how to avoid the traps that leave so many Florida families footing the bill after a hurricane.

Let’s get into it.

What Is Roofing Insurance and How Does It Work in Florida?

When people hear the words “roofing insurance”, most assume it covers everything. Unfortunately, that’s not how it works, especially in Florida.

At its core, roofing insurance is part of your homeowner’s policy. It’s designed to protect your home’s roof from specific types of damage, things like wind, hail, hurricanes, flying debris, or a tree limb crashing through your attic. In Florida, where storms hit hard and fast, those protections matter. But here’s the catch: most policies are peril-based, not all-risk.

• Peril-based coverage only kicks in for named events listed in your policy, like fire, windstorm, or vandalism.
• Comprehensive or “all-risk” coverage sounds better, but even those have long lists of exclusions in the fine print. Insurance companies aren’t in the business of handing out blank checks.

So what isn’t covered?

If your roof is just old, worn down, or poorly maintained, you’re likely out of luck. Damage from algae, cosmetic wear, cracked tiles, or missing shingles from years ago probably won’t qualify. The same goes for slow leaks caused by poor ventilation or flashing failures. And what if your roof isn’t up to current building code? That could get your claim denied too.

That’s why Florida Roofing and Gutters starts every client relationship with a 12-point roof inspection. We catch what others miss, because if your insurance doesn’t see storm damage, they’re not paying.

Period.

The Anatomy of a Roofing Insurance Policy

Understanding your policy means knowing the lingo, and more importantly, what it’ll cost you when it’s time to file a claim.

Let’s break down the big three:

• Premiums are what you pay every year to keep your policy active.
• Deductibles are what you pay out of pocket before your insurer covers the rest. In Florida, this number keeps climbing, and it often surprises people after a storm.
• Actual Cash Value (ACV) is what your insurance will pay for your roof after subtracting depreciation (aka, how much value your roof has lost over time).

So even if your roof costs $25,000 to replace, you might only get $14,000 after depreciation, and that’s before your deductible comes out. That’s a major reason homeowners in Florida are blindsided after storm damage.

Many policies also include depreciation clauses and payout limits. Translation: your insurer sets the maximum they’ll pay based on an outdated pricing model, not your local contractor’s quote.

This is where most people get burned.

At Florida Roofing and Gutters, we translate the fine print for you. We’ll walk you through what your policy says, and what it really means, so you’re not left scrambling when a storm rolls through. We even help clients prep documentation in advance to maximize their claim potential and avoid costly surprises. Because when the insurance adjuster comes knocking, you better believe they’re reading from a different playbook.

Let’s level the playing field.

Recent Legal Changes That Affect Your Roof Insurance (2022–2025)

Florida’s roofing insurance landscape hasn’t just changed, it’s been flipped upside down in the last few years. New laws were designed to curb fraud and reduce litigation, but in reality, they’ve pushed more responsibility onto homeowners and made the claims process more confusing than ever. Here’s what you need to know about the legal shifts that could directly affect your roof, and your wallet.

End of the 25% Roof Replacement Rule

For years, Florida followed what was known as the 25% Rule. If more than 25% of your roof was damaged, your insurer was required to cover the cost of replacing the entire thing. That rule gave homeowners a clear path to full replacements after major storms.

But in 2022, Senate Bill 4-D changed everything.

Now, as long as the rest of your roof meets Florida’s building code (2007 or newer), insurance companies only have to cover the damaged portion. Sounds fair, right? Not always.

Let’s say 30% of your roof is torn up from a hurricane. Under the new rule, if the remaining 70% is “code-compliant,” your insurer can insist on a repair, not a full replacement. Even if that means mismatched shingles or reduced roof integrity.

This law disproportionately impacts homeowners with older roofs or patchy repair histories. And it means your ability to file for full replacement is dramatically limited unless you work with a contractor who knows how to properly document damage and make a strong case.

That’s why our team at Florida Roofing and Gutters produces detailed photo reports and code-compliance assessments, so you’re not left paying for a full roof out of pocket just because 26% was damaged.

No More Assignment of Benefits (AOB)

In late 2022, Florida passed Senate Bill 2-A, and with it came the death of AOBs, or Assignment of Benefits.

Before this change, homeowners could sign an AOB that allowed a roofing contractor to file and negotiate the insurance claim on your behalf. It streamlined everything. You dealt with one party. They handled the headaches.

Now? That’s gone.

Today, homeowners are required to file their own insurance claims, coordinate with adjusters, and manage third-party involvement. For many, that means navigating legal documents, policy language, and negotiation tactics solo, unless you’re working with a team like FRG that helps guide you through the process.

This change was aimed at reducing fraud and inflated claims, but for everyday homeowners, it’s introduced new delays, more red tape, and a much greater chance of making costly errors in the paperwork.

That’s why FRG doesn’t just inspect and repair, we educate. We’ll walk you through your claim line-by-line, so you don’t miss a deadline or lose thousands from a paperwork mistake.

New Ad & Fraud Laws for Roofing Contractors

The days of “free roof” flyers and shady door-to-door promises are over, and good riddance.

Florida has introduced strict advertising and fraud laws to crack down on unethical contractor behavior. It’s now a third-degree felony for a roofer to:

• Waive or cover your insurance deductible
• Offer a “free roof” in exchange for claim rights
• File a claim with false or misleading information

And while these changes were meant to protect homeowners, they’ve also created confusion around what contractors can and can’t do during the claim process.

Helpful Resource -> Florida Roofing Scams

Understanding Roofing Insurance Prices, Deductibles & Payout Gaps

When you’re hit with storm damage, the last thing you expect is a financial curveball from your insurance company. But that’s exactly what’s happening across Florida. The estimate your insurer gives you and the actual cost to fix your roof? They rarely match. And if you’re not prepared, that gap could cost you thousands.

Why the Payout You Get May Not Cover the Work You Need

 

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We’ve seen this play out more times than we can count: a homeowner is approved for an $18,000 roof claim, only to find that every reputable contractor quotes them $25,000 or more for the job.

What gives?

It comes down to one term buried deep in your policy: “reasonable and customary costs.”

Insurance companies use this to justify lowball payouts based on outdated pricing models or regional averages. But roofing costs in Florida have surged, thanks to inflation, material shortages, and a labor crunch after every major storm.

Here’s the kicker.

Many insurance adjusters haven’t set foot on your roof. They’re working from software. Algorithms. Price books that don’t reflect what it actually costs to haul materials up to your roof, repair code-specific damage, or source hurricane-rated materials.

The Rise of Higher Deductibles and Hidden Costs

Another surprise waiting in your policy? Sky-high deductibles.

Hurricane deductibles in Florida are separate from your standard deductible, and they’re often a percentage of your home’s insured value, not a flat number. That means a $500,000 home might carry a $10,000 deductible before your insurer pays a single cent.

Even worse, many policies don’t include essential costs like:

• Gutter removal and replacement
• Interior ceiling repairs from water damage
• Permitting fees or code upgrades
• Debris cleanup and disposal

These “hidden” exclusions catch homeowners off guard all the time. You think you’re covered, only to find out you’re on the hook for everything beyond the bare bones.

That’s why Florida Roofing and Gutters takes a different approach. When we create your scope of work, we include everything, not just what’s visible from the ground. We also guide you through the fine print of your policy, highlight likely exclusions, and offer financing options to cover the gap if insurance falls short.

Because the real shock shouldn’t come from your checkbook. It should come from how easy we make it to get your roof, and your life, back in shape.

Florida Roofing Insurance Mistakes

In Florida, one wrong move during the insurance process can cost you big. Whether you’re filing your first claim or your fifth, avoiding these pitfalls can mean the difference between a smooth payout and a nightmare of delays, denials, and out-of-pocket expenses. 

1. Choosing the Cheapest Contractor (and Getting Low-Grade Materials)

It’s tempting to go with the lowest bid, especially when you’re trying to stretch your insurance payout. But here’s the truth: you get what you pay for. Cheap bids often come with inferior materials, rushed labor, and shortcuts that don’t meet Florida’s strict building codes.

Worse? If your roofer doesn’t follow code or skips required permitting, your insurance could reject future claims on that roof altogether.

2. Waiting Too Long to File a Storm Claim

Florida law gives you a limited window to file a claim after storm damage, often as little as 12 months. Miss that deadline, and your right to coverage can vanish, even if the damage is clear and severe.

Even minor damage can lead to major problems down the road. That’s why we recommend scheduling a free roof inspection immediately after any major weather event. Our 12-point inspection catches hidden issues and provides the documentation you need, fast.

3. Not Reading the Exclusions in Your Policy

Most homeowners don’t really read their insurance policy, until it’s too late. And insurers know this.

Exclusions are buried in the fine print, and they often knock out coverage for:

• Cosmetic damage
• Older roofs
• Lack of maintenance
• Code upgrade costs

If you don’t know what your policy excludes, you’re at the mercy of your adjuster. That’s why we walk our clients through their coverage upfront, so there are no surprises when it’s time to file.

4. Letting Your Insurer Use an Outdated Inspection

Insurers love to lean on 4-point inspections that are outdated, rushed, or done by someone with no roofing expertise. This leads to underreported damage and, guess what, lower payouts.

Worse, some insurers don’t accept municipal inspectors’ reports at all.

FRG provides insurer-ready documentation using high-res photos, drone imaging (when needed), and a report that aligns with current building codes. When you hand this to your insurer, you’re showing them you mean business.

5. Not Checking for Hidden Damage Before Agreeing to Repairs

Many homeowners sign off on repair estimates without realizing what’s beneath the surface, like soaked decking, torn underlayment, or structural rot.

These hidden issues won’t be covered if you discover them after the claim closes.

That’s why our inspections are thorough. We document everything, even what you can’t see, so your insurance claim reflects the full scope of what needs fixing.

Avoiding these five mistakes doesn’t just save you stress, it could save you tens of thousands of dollars. 

Pro Tips to Negotiate Roofing Insurance Like a Pro

If you’ve ever felt like your insurance adjuster was reading from a different rulebook, it’s because they are. But here’s the good news: with the right documentation and strategy, you can take control of the conversation and negotiate like a pro.

Whether you’re dealing with a lowball offer, denied claim, or payout that doesn’t match the real cost of repairs, these tactics will give you the leverage you need to push back, legally and effectively.

Use These Documents to Strengthen Your Claim

Insurance companies don’t respond to emotion, they respond to evidence.

Here’s what you need in your back pocket before you ever start negotiating:

• A Professional Contractor Inspection Report: Not all inspections are created equal. Our 12-point inspection identifies both surface-level and hidden damage, then organizes it into an insurer-ready format that speaks their language, code compliance, material age, installation methods, and more.
• Comparative Estimates: Don’t settle for one quote. Get two or three detailed estimates that outline material costs, labor, and code-required upgrades. If your insurer lowballs you, you’ll have hard proof that their “reasonable and customary” figures are off base.
• Photos of Internal and External Damage: Use clear, date-stamped images that show roof damage, water intrusion, ceiling stains, cracked decking, or anything else the adjuster might have missed. Include wide shots and close-ups from multiple angles.

With these three items, you can build a claim that’s airtight and impossible to dismiss.

How to File for Mediation or Appraisal

If negotiations stall, Florida law gives you the right to escalate through mediation or appraisal, two formal processes that level the playing field between you and your insurer.

🔁 Mediation (Best for disputes over scope or payment amount)

1. Visit Florida Department of Financial Services – Mediation Request
2. Complete the request form with your policy number and claim details.
3. Select whether you want the mediation in-person or virtual.
4. A neutral third-party mediator is assigned, and both sides present their case.
5. If agreement is reached, the insurer must honor it.

⚖️ Appraisal (Used when parties disagree on value)

1. You and your insurer each appoint an appraiser.
2. The two appraisers select a neutral umpire.
3. They evaluate the damage independently and determine fair value.
4. The umpire only steps in if the appraisers can’t agree.

Pro tip: Mediation is free. Appraisal can cost you, so use it when the payout difference is substantial.

When to Bring in a Public Adjuster or Roofing Advocate

If you’re overwhelmed, or if your insurance company flat-out denies a valid claim, it might be time to bring in a public adjuster or roofing advocate.

Here’s when it makes sense:

• Your claim is denied despite clear damage
• You’re offered significantly less than contractor estimates
• You’re unsure how to interpret policy language or claim denials
• You’re facing a time-sensitive deadline and need immediate support

We often act as the first line of defense, helping you prepare your documentation, communicate with your adjuster, and flag when it’s time to bring in outside help. And if you do need a public adjuster, we’ll connect you with professionals who share our core value. 

Because at the end of the day, this isn’t just about shingles and payouts, it’s about standing up for your home, your family, and your peace of mind.

You Don’t Have to Navigate Roofing Insurance Alone

If you remove one thing from this guide, let it be this.

Florida roofing insurance is a battleground of paperwork and wit. Between the rising premiums, shrinking payouts, legal changes, and confusing fine print, it’s no wonder so many homeowners feel overwhelmed and unprotected.

The key to protecting your home, and your sanity, is simple:

✅ Understand your policy
✅ Document everything
✅ Get expert help from someone who knows the game

At Florida Roofing and Gutters, we don’t just fix roofs and we fight for people. We know how insurance companies think, we know how to speak their language, and most importantly, we know how to help you get what you’re owed.

We’ve spent over 30 years serving the communities of Florida with honesty, grit, and grit. Our mission is bigger than shingles and storm claims, it’s about impact. It’s about lifting people up and doing right by them.

As we like to say: “Reroof the world,” one ethical claim at a time.

If you’re unsure about your current coverage, your claim status, or whether your roof is even insurable, don’t guess. Let’s figure it out together.

👉 Schedule a free roof inspection or insurance claim review today.

No pressure. No gimmicks. Just real answers, so you can stop stressing and start protecting what matters most.