Florida law does not require you to replace your roof at 15 years, and it limits an insurer’s ability to refuse or non-renew a policy solely because of roof age. In practice, though, many carriers treat 15 years as a benchmark for asphalt shingle roofs and may ask for an inspection or a new roof before renewing. Knowing the difference helps you plan instead of panic.
This article is educational, not legal or insurance advice. Policies and underwriting rules differ, so check with your insurer, agent or a licensed professional about your situation.
What the Florida statute actually says
The roof-age provisions are in subsection (5) of Florida Statute 627.7011. In the 2026 Florida Statutes on the Legislature’s website, the key points are:
- Roofs under 15 years old: an insurer may not refuse to issue or renew a homeowner’s policy on a residential structure solely because of the roof’s age.
- Roofs 15 years or older: before the insurer requires replacement as a condition of issuing or renewing coverage, it must allow you to have the roof inspected by an authorized inspector, at your expense.
- If the inspection shows 5 or more years of useful life remaining: the insurer may not refuse to issue or renew solely because of roof age.
- Applies to policies issued or renewed on or after July 1, 2022.
The statute also says it does not limit an insurer’s ability to decline or non-renew for other lawful underwriting reasons. So a roof with visible damage, active leaks or other condition problems can still cause trouble, no matter how old it is.
Why you may hear conflicting answers
If you have searched this topic, you have probably seen sources that disagree. Some contractor blogs say a 2025 law change lets insurers drop any roof at 15 years. Others say the statute protects older roofs.
When we checked the current statute text, its history line listed amendments in 2022 (two chapters) and 2024, and none in 2025. The 2022 and 2024 amendments are not tied to a bill number on that page. We did not find a 2025 amendment to subsection (5) there. If you read a claim about a 2025 change, compare it to the statute text itself. Because laws can change, confirm the current version with a licensed professional before relying on any summary, including this one.
The other source of confusion is that the law and insurer practice are different things. The statute sets limits on refusing coverage solely because of age. It does not stop an insurer from pricing a policy based on its risk models or from requiring repairs found during an inspection. News reports from August 2026 describe carriers treating 15 years as the “maximum age limit” they prefer for shingle roofs, and one West Palm Beach homeowner replaced a roof installed around 2006 after an insurer letter said it was too old.
How roof age is counted
Under the statute, age runs from the last date the entire roof surface was built or replaced under the building code in effect at that time. For partial replacements, it runs from when the partial work began that eventually covered 100 percent of the roof. A few repaired sections generally do not reset the clock.
Does the roof material matter?
In practice, yes. Insurance agents quoted in recent coverage say shingle roofs tend to hit insurer age limits first, tile is often accepted for longer (roughly 25 to 30 years in one agent’s description), and metal for longer still (around 40 years). Those are one agent’s rules of thumb, not statutory limits, and every insurer sets its own guidelines. If you are weighing materials for a replacement, our pages on metal roofing and tile roofing explain the options, and our guide to asphalt shingle replacement in Tampa covers the signs a shingle roof is nearing the end of its life.
What to do as your roof approaches 15 years
1. Find out your roof’s real age
Check permit records, your closing documents or old invoices for the date of the last full replacement. An accurate date matters because the statute measures from it.
2. Ask your agent what your insurer requires
Ask before your renewal date whether the carrier has a roof-age guideline, whether it will accept an inspection report, and what the report must include. Rules vary, and it is better to learn them months ahead than in a non-renewal notice.
3. Get a roof inspection from a qualified professional
The statute lists who counts as an authorized inspector. They include licensed home inspectors, certified building code inspectors, licensed contractors including roofing contractors, and licensed professional engineers, plus architects and others the insurer recognizes as qualified. Because the inspector must be approved by the insurer, ask your agent who the carrier accepts before you pay for a report. For a sense of what a good inspection covers, see what happens in a roof inspection. If you want a licensed contractor’s look at your roof’s condition, you can request a free roof inspection. Whether a given report satisfies your insurer is up to the insurer.
4. Fix condition problems early
Because condition can lead to a refusal even when age alone cannot, address lifted or missing shingles, cracked tile, exposed flashing and leaks. Our guide on repair vs. replacement can help you decide whether repairs make sense or the roof is past that point.
5. Plan for a replacement before it is forced
If the inspection shows limited remaining life, replacing on your own schedule is usually less stressful than doing it under a renewal deadline. Costs vary widely by size, material and roof complexity, so get several written estimates; our Tampa roof replacement cost page explains what drives the price, and the financing page outlines payment options. The state’s My Safe Florida Home program has also offered inspections and mitigation grants, but eligibility and funding change, so check the program’s current rules.
A word on roof claims
Roof age can also affect how a claim is handled, for example how damage is evaluated on an older roof. That is a separate topic from renewal. Our overview of roof insurance claims in Florida covers the basics.
Frequently asked questions
Do I have to replace my roof at 15 years?
No state law requires replacement at 15 years. Your insurer may ask for an inspection or replacement as a condition of coverage, subject to the limits in Florida Statute 627.7011.
Can my insurer non-renew just because my roof is 15?
Under the statute, not solely because of age if an authorized inspection shows 5 or more years of useful life remaining. An insurer can still act for other lawful reasons, such as condition, so ask your insurer for the reason in writing if you receive a notice.
Who pays for the inspection?
The statute says the inspection is at the homeowner’s expense.
What if I get a non-renewal notice?
Contact your agent right away, ask what documentation would change the decision, and compare quotes from other carriers. For disputes about the law, consider an attorney or the Florida Department of Financial Services consumer helpline.
The bottom line
The 15-year mark is more an insurance-industry benchmark than a replacement deadline. Know your roof’s age, get an inspection from someone your insurer accepts, and fix problems early. If you are in the Tampa Bay area and want a professional opinion on your roof’s condition, schedule a free inspection.
