En florida roof law has created a crisis that’s forcing insurance companies to cancel policies statewide. Progressive has already dropped more than 56,000 homes because their roofs are over 15 years old. The situation looks grim as all but one of these insurance carriers have either gone bankrupt, left the state, or stopped writing new policies in Florida since 2022. Many homeowners now face rejection from insurers even though their roofs are structurally sound.
Getting Florida homeowners insurance with an old roof has become a real challenge, particularly for roofs between 10-15 years old. Florida Statute 627.7011(5) lets insurance companies demand roof inspections for any home with a roof older than 15 years, and homeowners must pay the inspection costs. The florida roof replacement law has hit homeowners hard – many have seen their insurance costs multiply two or three times in just one year. The florida 10 year roof law leaves homeowners no choice but to replace their shingle roofs near the 10-year mark just to keep their coverage.
This piece will get into why insurance companies drop policies on older roofs and what choices homeowners have after receiving non-renewal notices. We’ll also explore how recent laws could affect your coverage. It also offers practical solutions to handle this complex insurance situation during Florida’s ongoing home insurance crisis. The crisis has left 20% of homeowners without coverage because they simply can’t afford it.
Florida roof law triggers mass policy cancelations
Florida’s 15-year roof rule has created a ripple effect that’s shaking up the state’s insurance market. Thousands of homeowners now struggle to find coverage. The numbers tell a stark story – Florida tops the nation in home insurance nonrenewals, with a massive 280% jump since 2018.
What is the 15-year roof rule in Florida?
Florida Statutes Section 627.7011 spells out this rule that shapes how insurance companies handle roof coverage. The rule doesn’t force you to replace your roof at 15 years. Your roof’s age becomes a big deal at this point because insurance companies can ask for an inspection before they’ll write or renew your policy. They need to make sure your roof will last at least five more years. Insurance companies use this rule to protect themselves from the risks that come with older roofs, which don’t hold up as well against weather damage.
How Florida Statute 627.7011(5) equips insurers
The law makes it clear – insurance companies can’t turn you down just because of your roof’s age if it’s under 15 years old. All the same, once your roof hits that 15-year mark, insurance companies gain substantial control. They can make you pay for inspections. Many insurance carriers have gotten tougher too. They’ll only offer limited coverage unless you get a new roof. Some might switch your policy from replacement cost value (RCV) to actual cash value (ACV), which means you’ll get nowhere near as much money if storm damage hits.
Which homeowners are most at risk of being dropped
These homeowners face the biggest risk of losing their policies:
- People who have tejados de tejas asfálticas right at or past 15 years
- Anyone living in hurricane-prone spots like Central Florida and coastal areas
- New homeowners who bought places with older roofs without knowing about insurance issues
- Homeowners whose roofs look fine but are simply too old
The numbers paint a clear picture. Citizens Property Insurance dropped about 90,000 policies in Tampa Bay alone, and older roofs played a big part in many of these cases. You might get a non-renewal notice that blames your roof’s age, even if your roof works perfectly fine.
Insurers cite storm risk and litigation as key drivers
Florida’s insurance companies have two big reasons for their tough stance on roof age: growing storm risks and too many lawsuits. These issues have changed how companies look at older roofs, especially those over 10 years old.
Why older roofs are seen as high-risk
Insurance companies rely on statistical calculations instead of checking each roof individually. Even roofs that look perfect come under heavy scrutiny once they reach certain ages. Older roofs—mainly asphalt shingles—often can’t meet today’s wind resistance standards and become the main source of claims during hurricane season. Coastal areas’ roofs age faster because of salt air, humidity, and UV exposure, whatever their quality. Roofs get more brittle over time and become vulnerable to daños por tormenta, which explains why insurers shy away from older structures.
How hurricane claims and lawsuits affect insurer decisions
The lawsuit crisis stands out as the most important reason behind policy cancelations. Florida’s property insurers paid $15 billion in claims from 2013-2020—with lawyers getting 71% while homeowners received just 8%. The state now makes up 79% of all homeowners insurance lawsuits nationwide but only 9% of claims. Reparación de tejados schemes have made things worse through “Assignment of Benefits” agreements. Contractors promise “free” replacements, then jack up costs and sue when disputes happen. Many insurers then went bankrupt or stopped writing new policies.
The role of reinsurance costs in policy non-renewals
Reinsurance—insurance that insurers buy to protect themselves—makes up to 40% of homeowners policy costs. Florida used to have the highest reinsurance costs nationwide. These expenses ended up pushing premiums so high that some insurers left the market completely. Others got stricter with their rules, turned down risky applicants, and cut back coverage by lowering policy limits or raising deductibles. Homeowners with older roofs feel these changes the most and often lose their coverage, even if their roof is in good shape.
Homeowners scramble to stay insured under new rules
Florida homeowners are scrambling to understand and follow roof requirements as insurance companies cancel policies across the state.
How to get a roof inspection and certification
Florida Statute 627.7011(5)(c) lets homeowners with roofs 15 years or older get an inspection before they need to replace their roofs. Your roof must pass certification showing it has at least 5 years of useful life left. The certification can only come from these qualified professionals:
- Licensed home inspectors
- Certified building code inspectors
- Licensed general, building, or residential contractors
- Contratistas de cubiertas con licencia
- Professional engineers or architects
En Roof Condition Certification Form requires two photos that show your roof’s condition. You should schedule this inspection during year 14 to avoid potential problems.
When roof replacement becomes the only option
You’ll need to replace your roof if the inspection fails to certify 5+ years of remaining life. Some insurance companies ask for specific features, like secondary water resistance layers on roofs over 15 years old. Citizens Property sees shingle roofs as old at 25+ years, while tile, metal, or concrete roofs hit that mark at 50+ years. The upfront costs are high, but many homeowners find the premium savings help balance out replacement expenses.
What to do if your policy is non-renewed
Start by checking why your policy wasn’t renewed – insurance companies usually send letters asking for proof of your roof’s condition. Next, get an inspection report to challenge their decision. If that doesn’t work, start shopping for new coverage right away since lenders want continuous insurance. Citizens Property Insurance serves as Florida’s last-resort option if you can’t find private coverage.
How to shop for Florida homeowners insurance with old roof
Higher deductibles might make coverage more affordable with an older roof. You can also look into actual cash value (ACV) policies instead of replacement cost value. Insurance companies have different guidelines, so shopping around often leads to better options. Local insurance brokers who know regional carriers might find choices that bigger companies miss.
Lawmakers and insurers debate long-term solutions
Florida lawmakers have enacted sweeping changes to fix the insurance crisis through multiple bills that aim to stabilize the troubled market.
Recent reforms to Florida homeowners insurance laws
The legislative sessions have brought major insurance reforms. Homeowners can now cancel tejado contracts within 10 days after storm emergencies under House Bill 939. House Bill 1611 stops surplus lines insurers from canceling policies for 90 days after hurricane repairs. The market has shown positive signs after eliminating Assignment of Benefits agreements and one-way attorney fees. Florida’s property insurers turned their $741 million loss in 2022 into a $954 million net income by the end of 2024. The state posted the lowest average homeowners rate increase nationwide in 2024, at just 1%.
How Citizens Insurance is becoming the last resort
Citizens Property Insurance now serves 1.3 million policyholders as Florida’s insurer of last resort. Private insurance quotes must exceed Citizens’ rates by 20% for homeowners to qualify. Unlike private insurers, Citizens cannot go insolvent – it has the power to charge fees on all Florida insurance policies if reserves run low. The company has managed to reduce its policy count by over 500,000. Private insurers took on 300,000 of these policies in late 2023.
Will the Florida roof replacement law be revised?
House Bill 815, starting July 2026, prevents insurers from denying policy renewals based just on roof age – they must look at actual condition. The bill makes insurers distinguish between different roof types when offering coverage. The old “25% Roof Replacement Rule” is gone, which lets homeowners make partial repairs instead of full replacements if roofs meet the 2007 Florida Building Code standards.
Conclusión
Florida homeowners face tough challenges as they deal with the state’s complex roof laws and insurance rules. The 15-year roof rule has changed what used to be simple policy renewals into stressful experiences for thousands of people. Many families who have strong, well-maintained roofs now scramble to find new coverage after getting unexpected non-renewal notices.
Recent law changes bring some hope during this crisis. Carriers have already seen better financial results after removing Assignment of Benefits agreements and one-way attorney fees. House Bill 815 should bring relief by 2026 and stop insurance companies from denying renewals just because of roof age instead of actual roof condition.
Homeowners need to take action now to protect themselves. They should schedule roof inspections before critical age limits hit and learn about different coverage options and certification needs. People who get non-renewal notices right now need to move fast to find other coverage. Citizens Property Insurance might help when private options run dry.
The state’s insurance market shows signs of getting better, though many residents still feel the pain. Recent numbers point to smaller rate hikes and better profits for insurers, but homeowners with older roofs still struggle. In spite of that, market changes and new laws suggest there’s a way through these hard times.
This mix of roofing and insurance problems shows how tricky it is to balance risk management, consumer protection, and market health. Everyone involved – from homeowners to lawmakers to insurance companies – needs to work together on long-term fixes that protect property values and Florida’s insurance system. Clear rules and fair treatment should lead the way to stop such widespread problems from hitting Florida families again.
Preguntas frecuentes
Q1. What is the 15-year roof rule in Florida? The 15-year roof rule allows insurance companies to require an inspection for roofs aged 15 years or older before issuing or renewing a policy. The inspection must determine if the roof has at least five years of useful life remaining.
Q2. Why are insurance companies dropping policies for homes with older roofs? Insurance companies view older roofs as high-risk due to increased vulnerability to storm damage and potential litigation. They also cite rising reinsurance costs and the need to manage risk in hurricane-prone areas.
Q3. What options do homeowners have if their policy is non-renewed due to roof age? Homeowners can get a roof inspection and certification, challenge the non-renewal decision, shop for new coverage with different insurers, or consider Citizens Property Insurance as a last resort option.
Q4. How can homeowners maintain insurance coverage with an older roof? Homeowners can schedule regular roof inspections, consider policies with higher deductibles or actual cash value coverage, and explore options with regional carriers or insurance brokers familiar with the Florida market.
Q5. Are there any recent changes to Florida’s roof-related insurance laws? Yes, recent reforms include prohibiting insurers from refusing policy renewals based solely on roof age (effective July 2026), eliminating the “25% Roof Replacement Rule,” and allowing for partial repairs instead of complete replacements for roofs compliant with the 2007 Florida Building Code.