Is your roof about to cost you your insurance?

What Florida law actually says about roof age

• Florida insurers cannot refuse to write or renew a homeowners policy solely because of roof age if the roof is less than 15 years old (s. 627.7011(5), Florida Statutes).
• Once a roof is 15 years or older, the insurer may require a roof inspection. If it shows 5 or more years of remaining useful life, the insurer cannot require replacement solely because of age.
• Florida insurers must give at least 120 days' written notice before non-renewing a personal residential policy (s. 627.4133(2)(b), Florida Statutes).
• A wind mitigation inspection is separate from roof age and can lower your premium at any roof age.

Florida roof and insurance questions, answered

Can a Florida insurer drop me just because my roof is old?

Not on age alone if the roof is under 15 years old. Florida law (s. 627.7011(5), enacted by SB 2-D in 2022) bars carriers from refusing to write or renew solely because of roof age in that window. Past 15 years, the carrier can require an inspection. If that inspection shows at least 5 years of remaining useful life, they can't require replacement as a renewal condition. If it shows less, they can.

How old is too old for a roof in Florida?

Practically, most carriers get uncomfortable with asphalt shingle roofs around 15 years and firm about it by 18-20. Metal and tile get more latitude, often to 25 years or beyond, though on tile the underlayment usually fails long before the tile does, and that is what an inspector will find.

Do I have to replace the whole roof, or can I repair it?

Florida repealed the old 25% rule for many homes. If your roof was built to the 2007 Florida Building Code or later, repairs are generally allowed rather than a forced full replacement when under 25% of the roof is damaged. Older roofs are more likely to trigger a full replacement requirement.

Will a new roof lower my premium?

Usually yes, and often meaningfully, but the savings come through the wind mitigation inspection, not the roof itself. The inspection documents things like roof-to-wall attachment, deck attachment, and a secondary water barrier. Those line items are what generate the credits. Get the inspection after the roof is done.

What's the difference between 3-tab, architectural, metal, and tile roofing?

3-tab shingles are flat, single-layer asphalt shingles, the budget option, now largely phased out of Florida new installs because they handle wind and sun poorly. Architectural (dimensional) shingles are thicker laminated asphalt shingles with better wind ratings, and they are the default for most Florida re-roofs. Metal roofs, either standing seam panels or the ribbed 5V style, cost more upfront but typically last about twice as long and perform well in hurricanes. Concrete or clay tile is common in South and Southwest Florida; the tile itself can last 40 years or more, but the underlayment beneath it usually fails around the 20-25 year mark, and replacing it is effectively a re-roof.

What counts as a low, standard, or steep roof slope?

Roof slope (pitch) is how many inches the roof rises for every 12 inches it runs. Low or mostly flat means under about 3:12, common on Florida ranch homes, additions, and porches. Standard slope, roughly 4:12 to 6:12, covers most single-family homes. Steep means about 7:12 and up, typical of taller, more architectural rooflines. Steeper roofs carry more surface area over the same footprint and are slower, higher-risk work, so they cost more to replace. In this calculator the slope setting adjusts how much roof surface your home's footprint actually carries.

What does a roof replacement actually cost in Florida?

As of 2025-2026, architectural shingle re-roofs in Florida generally run $5 to $9 per square foot installed, which puts a typical 2,000 square foot roof around $10,000 to $18,000. Metal commonly runs $9 to $20 per square foot and tile $10 to $21, depending on the product. County matters too: Monroe County and the High Velocity Hurricane Zone counties of Miami-Dade and Broward carry stricter code requirements and higher labor costs than the Panhandle or Central Florida.

The Florida Home Pros is an independent home services directory serving Central Florida and Greater Tampa Bay. We are not an insurance agency, carrier, adjuster, or law firm, and we do not sell or service insurance policies. The figures on this page are planning estimates based on typical Florida construction costs and general carrier practices. They are not quotes, inspections, or insurance advice. Florida insurance statutes and carrier underwriting guidelines change frequently, so confirm anything that affects your coverage with your carrier, a licensed insurance agent, or the Florida Department of Financial Services.