Can Insurance Drop You for an Old Roof in Florida?
Your rights under Florida Statute 627.7011 — and what to do if you’re facing non-renewal
Last updated: March 2026
Every year, thousands of Florida homeowners receive letters that make their stomachs drop: their homeowners insurance is being non-renewed because of their roof’s age.
If you’ve gotten one of these notices — or you’re worried about getting one — here’s what you need to know about your rights and options.
The Short Answer: Yes, But There Are Limits
Florida insurance companies can decline to renew your policy based on your roof’s condition. However, state law places important restrictions on how and when they can do this.
The rules depend primarily on one factor: how old is your roof?
Florida’s 15-Year Roof Rule: Your Legal Protection
Florida Statute 627.7011 provides specific protections for homeowners based on roof age. For a complete breakdown, see our full guide to the 15-year roof rule.
If Your Roof Is Less Than 15 Years Old:
- ✓ Insurers cannot refuse to issue your policy solely because of roof age
- ✓ Insurers cannot refuse to renew your policy solely because of roof age
- ✓ This is a hard rule — if your roof is in reasonable condition, they cannot drop you for age alone
If Your Roof Is 15 Years or Older:
- • Insurers must allow you to get an inspection before requiring roof replacement as a condition of coverage
- • If the inspection shows 5+ years of remaining life, the insurer should continue your coverage
- • They cannot automatically require replacement based solely on age — they need actual evidence of the roof’s condition
What Insurers Actually Do (vs. What the Law Says)
Despite these legal protections, many Florida homeowners still face non-renewal notices for older roofs. Insurance companies have found ways to work within — and sometimes around — the law.
Tactic: Citing “Condition” Rather Than “Age”
Instead of saying your roof is too old, insurers may claim it’s in poor condition based on their own inspection or aerial imagery. This sidesteps the age-based protections in the law.
Tactic: Requiring Their Own Inspection
Some insurers won’t accept third-party inspections and insist on using their own inspectors — who may be more likely to find problems that justify non-renewal.
Tactic: Non-Renewing for Other Reasons
If they can’t drop you for the roof, they may find other reasons — claims history, property condition, etc. — to justify non-renewal.
Tactic: Raising Premiums Dramatically
Even if they can’t drop you, they can price you out by increasing premiums to unaffordable levels. This effectively forces you to either replace the roof or find another insurer.
2026 Update: New Protections Under HB 815
Recent legislation has strengthened homeowner protections. Under HB 815, insurers face stricter requirements around roof-related non-renewals, including better documentation requirements and clearer appeal processes. This is good news for homeowners fighting unfair non-renewal notices.
What to Do If You’re Threatened with Non-Renewal
If you’ve received a non-renewal notice related to your roof, follow these steps:
Step 1: Don’t Panic — You Have Time
Florida law requires insurers to give you at least 120 days notice before non-renewal for a roof-related reason. Use this time wisely to gather documentation and explore your options.
Step 2: Get a Professional Roof Inspection
Hire a licensed roofing contractor or certified inspector to evaluate your roof. Ask for a written report that includes:
- • Current condition assessment
- • Estimated remaining useful life
- • Any repairs needed
- • Photos documenting the roof’s condition
If the inspector certifies your roof has 5+ years of life remaining, this is your ammunition.
$75 – $200
Typical inspection cost
Thousands
Potential savings vs. replacement
Step 3: Submit the Inspection to Your Insurer
Send the inspection report to your insurance company via certified mail or email with read receipt. Request written confirmation that they’ve received and reviewed it.
Step 4: File a Complaint If Necessary
If your insurer ignores a valid inspection showing 5+ years of remaining life, file a complaint with the Florida Office of Insurance Regulation (FLOIR). This creates an official record and may prompt the insurer to reconsider.
Step 5: Shop for Alternative Coverage
While fighting the non-renewal, start shopping for other coverage:
- • Other private insurers — Some companies specialize in older homes or offer more flexible roof requirements
- • Citizens Property Insurance — Florida’s insurer of last resort will cover homes that can’t get private insurance
- • Surplus lines carriers — These insurers operate outside standard regulations and may offer coverage others won’t
How to Avoid Roof-Related Insurance Problems
Maintain Your Roof Proactively
Don’t wait for problems. Regular maintenance extends your roof’s life and gives you documentation of its condition:
- ✓ Annual professional inspections
- ✓ Prompt repair of any damage
- ✓ Cleaning gutters and removing debris
- ✓ Addressing moss, algae, or mold quickly
Keep Records of Everything
Maintain a file with:
- • Original roof installation date and permit
- • All inspection reports
- • Repair receipts and photos
- • Contractor certifications
Consider Upgrading Strategically
If your roof is approaching 15 years and you’re planning to stay in the home, consider proactive replacement before you’re forced into it. This gives you time to:
- • Shop for the best contractor — not a storm chaser who shows up after a hurricane
- • Choose optimal materials for your home and budget
- • Potentially qualify for insurance discounts for new, code-compliant roofs
Use our roof cost calculator to estimate what replacement would cost.
Review Your Policy Annually
Understand what your policy covers regarding roof damage and replacement. Look for “actual cash value” vs. “replacement cost” coverage — this significantly affects your payout if you need to file a claim. Replacement cost coverage pays to replace your roof at current prices, while actual cash value deducts depreciation.
Key References & Resources
- • Florida Statute 627.7011 — Roof age and insurance coverage requirements
- • Florida Office of Insurance Regulation — File insurance complaints
- • Florida DBPR — Verify contractor licenses
- • My Safe Florida Home Program — State-funded grants for hurricane hardening
Frequently Asked Questions
Can my insurance company drop me just because my roof is old?
What is the 120-day notice requirement?
What happens if my roof fails the inspection?
Should I replace my roof proactively to keep insurance?
What can I do if my insurer ignores my inspection report?
The Bottom Line
Yes, Florida insurers can make it difficult to keep coverage with an older roof — but you have more rights than many homeowners realize. The key is understanding those rights, documenting your roof’s condition, and being proactive rather than reactive.
- ✓ Under 15 years: They can’t deny you for age alone
- ✓ Over 15 years: You can get an inspection to prove viability
- ✓ You have at least 120 days before non-renewal takes effect
- ✓ Always get denials and reasons in writing
- ✓ File complaints with FLOIR if your rights are violated
Don’t let an insurance company bully you into an unnecessary replacement. And if you do need a new roof, make sure you work with a licensed, vetted contractor — not a storm chaser who shows up with promises of a “free roof.”
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