Insuring a 15-Year-Old Roof in Florida: What to Know
Jul 06, 2025Yes, you can insure a 15-year-old roof in Florida, but it depends on its condition, your insurer’s policies, and whether you pass a professional inspection. After 15 years, your roof becomes a higher insurance risk, and coverage rules often change.
Insuring a 15-Year-Old Roof in Florida: What to Know
If your Florida roof is turning 15, expect your insurance company to take a closer look, but that doesn’t automatically mean you’ll lose coverage. Here’s what you need to know if you’re short on time:
- You can still be insured after 15 years, if your roof is in good condition.
- Insurers may require an inspection to prove it has 5+ years of useful life.
- After 15 years, policies may shift to Actual Cash Value (ACV), meaning you’ll get less money in a claim.
- A failing inspection can lead to non-renewal, limited coverage, or a demand for full roof replacement.
- Mortgage lenders may require insurance, and if you lose it, they can force their own (expensive) policy on you.
- Staying covered comes down to documentation, material quality (metal/tile helps), and early planning.
Whether your roof is insured today or you’re shopping for new coverage, what you do before and after that 15-year mark determines your options.
There’s a lot more going on behind the scenes than most homeowners realize. Keep reading to avoid costly missteps and protect your coverage before it’s too late.
What Is the 15-Year Roof Rule in Florida?
If you’re a Florida homeowner with a roof approaching 15 years old, you’ve probably heard rumors, confusion, and maybe even a few scare tactics.
Let’s clear the air and talk facts, starting with the actual law behind the so-called “15-year roof rule.”
Understanding Chapter 627.7011 of the Florida Statutes
Florida Statute 627.7011 outlines how insurance companies must handle roof coverage, but here’s what it doesn’t say: it doesn’t force you to replace your roof at 15 years.
What it does require is that insurers cannot deny a new or renewing policy solely because a residential roof is under 15 years old, assuming it’s in good condition.
In plain terms?
If your roof is 14 years old and still solid, your insurer cannot legally drop you just because of its age.
They’d need evidence of wear, damage, or another legitimate underwriting reason to deny you coverage.
What Happens After 15 Years?
Once your roof turns 15, that protection fades. Insurers are allowed to request a roof inspection from a licensed professional.
This isn’t just a visual once-over, it’s a detailed condition assessment that checks shingles, underlayment, flashing, ventilation, and signs of water intrusion.
If the inspection confirms your roof still has five or more years of useful life, you may retain or renew your coverage. But if it doesn’t pass muster, some insurers may:
- Deny policy renewal
- Offer only limited coverage (such as liability-only or ACV)
- Require a full roof replacement to continue full coverage
In short, turning 15 doesn’t automatically cancel your policy, but it does put your roof under the insurance microscope.
Who Does the Law Actually Apply To?
It’s important to note: this statute applies specifically to standard homeowners policies on residential structures. It doesn’t necessarily protect:
- Mobile homes
- Condos under HOA master policies
- Vacant homes or rental properties
So if you’re in one of those categories, your insurer might have more leeway in applying age-based underwriting rules.
Always ask directly how your policy type is evaluated.
That 15-year mark isn’t a hard stop, but it is a turning point. From this point forward, your roof isn’t just evaluated by condition, but by how insurers measure risk.
And in Florida, that risk adds up fast.
Why Do Insurers Care So Much About the 15-Year Mark?
View this post on Instagram
Once your roof hits 15 years in Florida, it lands on the insurance industry’s radar, and not in a good way. Here’s why:
- It’s all about risk modeling. Insurance companies don’t wait for problems to happen, they use historical data to predict them. And roofs over 15 years old show a spike in claims, especially after major storms.
- Florida weather speeds up roof aging. Between hurricanes, heat, humidity, and salt air, roofs here wear down much faster than in other states. A 15-year-old Florida roof might perform like a 25-year-old roof elsewhere.
- Claim costs have skyrocketed. After a surge in roof-related claims and lawsuits, insurers are playing defense. Many companies went under or left the state entirely, forcing others to tighten underwriting rules.
- Policy values are shifting. Insurers often reduce coverage for older roofs. Instead of paying to replace your roof (Replacement Cost Value), they may only cover its depreciated worth (Actual Cash Value). That leaves homeowners footing a bigger bill when damage occurs.
- It’s not personal, it’s predictive. Your roof might be in great shape, but the industry doesn’t look at just your home. It evaluates risk based on thousands of similar properties, and most roofs over 15 years carry more liability.
It’s not personal, it’s predictive.
Even a well-maintained roof becomes a statistical risk once it crosses that 15-year threshold, especially in Florida’s high-claim environment.
This shift in how insurers assess older roofs leaves many homeowners wondering what their real options are, and whether replacing the roof is truly their only path forward.
Let’s take a closer look.
Helpful Resource → How to Get Insurance to Pay for a Roof Replacement in Florida
Can You Keep a 15-Year-Old Roof Without Replacing It?
Yes, you can keep a roof after it hits 15 years, but there are some things to consider:
- You own your home outright? You’re not legally required to carry insurance. You can keep your older roof if you’re comfortable taking on the risk.
- Have a mortgage? Your lender will likely require full homeowners insurance. If your insurer refuses to renew because of the roof’s age, your lender might add a more expensive, limited policy called force-placed insurance.
- Your roof looks fine? That may not matter. Even if you passed a home inspection, your insurer might still ask for a new roof to keep full coverage. Some homeowners are shocked when they’re told: “You need $20,000 in repairs to stay insured.”
- Going without insurance? That’s risky, especially in Florida. One hurricane could leave you paying out-of-pocket for major damage with no coverage to fall back on.
So yes, you can keep the roof, but it might cost you peace of mind, higher premiums, or coverage limitations.
How Florida Homeowners Stay Covered (and the Costly Mistakes That Get Them Dropped)
View this post on Instagram
When your roof turns 15 in Florida, insurers take notice.
What you do before and after that milestone can mean the difference between keeping your coverage or losing it.
1. Start Early, Don’t Wait Until the Roof Turns 15
Smart homeowners act before the 15-year mark, ideally between years 12 and 14.
That’s the time to schedule an inspection, update wind mitigation reports, and handle any repairs or upgrades.
Waiting too long can leave you with fewer options, and insurers don’t always give second chances.
2. Consider Strategic Upgrades for Long-Term Savings
If your roof is nearing 15 years, it might be wise to think beyond quick fixes.
Some homeowners choose to re-roof before storm season or upgrade to metal or tile for longer life and better insurance rates.
Acting early gives you more flexibility and leverage with insurers.
3. Avoid the Traps That Lead to Non-Renewals
Most policy drops after year 15 aren’t due to active leaks, they’re caused by small oversights that raise red flags. These include:
- Not pulling proper permits for roof work
- Providing incorrect roof age
- Skipping regular maintenance or lacking documentation
- Using the cheapest contractor and low-grade materials
- Failing to update wind mitigation features
- Having patchwork repairs or mismatched sections
- Waiting too long to respond after a non-renewal notice
Avoiding these common missteps can make the difference between keeping your policy and scrambling for coverage at the worst possible time.
4. Insurers Don’t Always Give You Time
Some homeowners are shocked to get a non-renewal letter just 25 days before coverage ends.
By then, it’s often too late to act. That’s why early planning, proactive inspections, and attention to detail are your best protection.
Planning ahead gives you more control, fewer surprises, and better chances of staying insured.
But what happens if you do nothing at all?
Ignoring the warnings can come with bigger risks than most homeowners realize.
What If You Just Ignore It and Stay Uninsured?
Some homeowners think they can skip the inspection, delay the roof work, and go uninsured for a while. In Florida, that’s a high-risk move, with costly consequences.
- No coverage, no protection. Without insurance, you’re exposed to full financial risk. Even a minor storm could lead to tens of thousands in out-of-pocket roof and water damage repairs.
- Lenders will force insurance on you. If you have a mortgage, your lender may buy force-placed insurance. It’s expensive, limited, and only protects their investment, not your home or belongings.
- Selling or refinancing becomes harder. Most lenders and buyers require proof of insurance. Without it, refinancing can stall, and sales might fall through.
- Waiting until it leaks costs more. Delaying repairs until there’s visible damage can backfire. Insurers may deny coverage for neglect, and by then, the cost of repairs could multiply. One homeowner summed it up: “I don’t want to buy a roof in 30 days, what do I do?”
Bottom line: skipping insurance may save money short term, but it often leads to bigger, costlier problems down the road.
Choosing to go without insurance might seem like a short-term solution, but it often creates long-term setbacks, financially and legally.
That’s why more homeowners are looking at their roofing materials as part of the solution, especially when it comes to staying covered beyond year 15.
Why Metal and Tile Roofs Are Treated Differently
When it comes to roof age and insurance, the material matters more than most people realize. Metal and tile roofs are longer-lasting, and they often keep you covered when other roofs get flagged.
Here’s why insurers treat them differently:
1. Longer Lifespan Means Lower Risk
Metal and tile roofs can last 40 to 50 years with proper upkeep, double or even triple the lifespan of standard shingle roofs.
That longevity means fewer replacements and fewer claims, which insurers see as a big plus.
2. Built to Withstand Florida Weather
These materials offer better wind uplift ratings, making them far more resilient during hurricanes and tropical storms.
In a state like Florida, that kind of strength is a major factor in keeping coverage.
3. Fewer Claims Over Time
Homes with metal or tile roofs tend to have lower claim frequency, especially when storms roll through. Insurers track these trends, and reward homeowners with more favorable terms when the risk is lower.
4. Extended Insurability After 15 Years
While a 15-year-old shingle roof might be flagged or dropped, a 20-year-old metal or tile roof that’s been properly maintained and documented may still be considered low-risk and insurable.
In the eyes of insurers, material matters, and metal or tile can be the difference between losing coverage and keeping it long-term.
Investing in durability protects your home your insurability well beyond year 15.
Navigating Roof Age and Insurance in Florida
Reaching the 15-year mark doesn’t mean your roof is automatically a liability, but it does mean it’s time to act with intention.
Florida’s unique climate and insurance market make roof age a critical factor in whether you keep your coverage, face a premium spike, or get dropped altogether.
Whether your roof is made of shingles, tile, or metal, the key is documentation, planning, and not waiting until it’s too late.
If your roof is approaching that 15-year milestone, now’s the time to get ahead of it.
