Insurer asking for a new roof? Check these things first.

What Florida law says about roof age

Section 627.7011(5) of the Florida Statutes covers homeowners policies issued or renewed on or after July 1, 2022:

• Roof under 15 years old. An insurer may not refuse to issue or renew your policy solely because of the roof's age.
• Roof 15 years or older. The insurer must let you have the roof inspected before it can require a replacement. You pay for the inspection, and the inspector must be one the insurer approves, such as a licensed home inspector, roofing contractor, building code inspector, engineer or architect.
• The five-year test. If that inspection shows at least 5 years of useful life left, the insurer may not refuse to issue or renew solely because of the roof's age.

This does not stop an insurer from acting on actual damage or condition problems, only on age alone. Read the law itself: Florida Statutes 627.7011.

What to do, step by step

1. Read the letter closely. Note exactly what the insurer asks for (an inspection, a certification, a repair or a full replacement) and the deadline.
2. Ask which inspectors they accept. If your roof is 15 years or older, get the inspection before you sign anything with a roofer. An inspection that shows 5 or more years of life left can settle the issue.
3. If you do need a roof, compare like with like. Get several written quotes for the same scope (in Palm Beach County, Get 5 Quotes does this for you): tear-off, decking (sheets included and price per extra sheet), underlayment, material, flashing, permit, disposal, warranty and start date.
4. Check the roofer's license. Use our free Florida roofer license check, or browse licensed roofers in Palm Beach County.
5. Check each proposal before you sign. Our free proposal check lists what is included, what is missing and the questions to ask.
6. Get a wind mitigation inspection after the new roof. Florida insurers give credits for documented wind-resistance features. A new roof is the best time to document them.
7. Keep the paperwork. Permit, final inspection sign-off, invoice and product details. Your insurer may ask for them.

Red flags from roofers on insurance-related jobs

Florida Statutes 489.147 limits what contractors can do around roof insurance claims. Be careful if a roofer:

• Offers a gift, rebate, gift card, cash or a deductible waiver in exchange for inspecting your roof or for you filing a claim. That is prohibited.
• Explains your policy coverage or negotiates your claim for you without a public adjuster license. That is prohibited too.
• Hands you a roof contract without the required notice about these prohibited practices. If the notice is missing, you can void the contract within 10 days of signing.

Source: Florida Statutes 489.147.

The "25 percent rule" may not apply to your roof

You may hear that if more than a quarter of a roof needs work, the whole roof must be replaced to current code. For roofs built, repaired or replaced under the 2007 Florida Building Code or later, Florida Statutes 553.844(5) says only the portion being worked on has to meet current code. If your roof is newer than that and a roofer says the whole thing must go because of the 25 percent rule, ask them to show you why in writing.

Source: Florida Statutes 553.844. Ask your local building department how it applies to your permit.

If storm damage is involved, watch the clock

Florida bars a new or reopened property insurance claim unless notice is given within 1 year of the date of loss, and a supplemental claim within 18 months (Florida Statutes 627.70132). Your policy may set its own terms, so read it or ask your agent.

Help with hardening costs

The state's My Safe Florida Home program has offered free wind mitigation inspections and matching grants for some upgrades. Funding and eligibility change from year to year and there has been a waiting list, so check the Florida Department of Financial Services site for the current status before counting on a grant.

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