In Florida, have your roof checked twice a year: once in spring before hurricane season starts on June 1, and once in late fall after it ends on November 30. Add an inspection after any storm with strong wind or hail. Once your roof is 15 years or older, those inspections also become the paperwork your insurer may ask for.
Key facts
- Atlantic hurricane season runs June 1 to November 30.
- Florida law bars insurers from refusing or non-renewing a policy solely because a roof is under 15 years old.
- For a roof 15 years or older, you can have it inspected before your insurer requires replacement. If the inspection shows 5 or more years of useful life left, roof age alone isn’t a reason to refuse coverage.
- Citizens Property Insurance looks for documentation on shingle roofs over 25 years and tile or metal roofs over 50 years.
- The NRCA recommends inspections at least twice a year and after severe weather.
- No Florida law requires homeowners to inspect their roof on a set schedule.
Why Are Regular Roof Inspections Important in Florida?
Florida roofs wear faster than roofs in milder climates. Strong sun breaks down shingles and sealants, summer afternoon storms test flashing almost daily, and one tropical storm can lift shingles without tearing them off. Most of this damage is invisible from the ground until a ceiling stain appears.
Regular inspections catch small problems, like a cracked pipe boot or a lifted shingle, while they are still simple repairs. They also give you dated photos of your roof’s condition, which helps if you ever file a storm claim or need to show an insurer the roof has life left.
Should You Inspect Your Roof Once or Twice a Year?
Twice a year. The National Roofing Contractors Association (NRCA) recommends roof inspections at least twice a year, preferably in spring and fall, plus extra inspections after severe weather such as a hurricane. In Florida, time them around hurricane season:
- Spring (March to May): find and fix weak spots before hurricane season.
- Late fall (December): check what the summer storms and hurricane season left behind.
A newer roof in good condition can get by with one professional inspection a year, in spring, plus your own check from the ground after hurricane season. Older roofs should have both inspections done by a roofer.
How Does Roof Age Affect Inspection Frequency?
| Roof age | Recommended schedule | What to watch |
|---|---|---|
| Under 10 years | 1 professional inspection a year (spring), plus a ground check in fall and after storms | Keep your install date, permit and warranty papers on file |
| 10 to 15 years | 2 professional inspections a year, plus after storms | Pipe boots, sealants and flashing start to age first |
| 15 years and older | 2 professional inspections a year, plus after storms | Insurers may ask for proof of remaining useful life |
| Shingles near 20 years | 2 professional inspections a year, plus after storms | Plan the replacement on your schedule, not after a leak |
For more on what happens at the 15-year mark, read Florida’s 15-year roof rule explained.
Does Roof Type Affect Inspection Frequency?
The schedule stays the same, but what gets checked changes with the roof type:
- Asphalt shingles: look for lifted, creased or missing shingles and heavy granule loss. Architectural shingles in Florida usually last about 15 to 25 years.
- Tile: the tiles themselves last for decades, but the underlayment beneath them wears out sooner, often around 20 to 25 years. Check for cracked or slipped tiles after every storm.
- Metal: on exposed-fastener roofs, check for screws that have backed out and dried, cracked rubber washers. On all metal roofs, look at seams, trim and flashing.
- Flat and low-slope: check drains and look for standing water. Flat roofs over porches and lanais often leak at the edges where they meet the house.
When Should You Get an Additional Roof Inspection?
Schedule an extra inspection when any of these happen:
- After a storm: have your roof inspected for damage after any tropical storm, hurricane, hail or strong wind event, even if you see no leak.
- When you see a sign inside: a ceiling stain, damp attic insulation or a musty smell.
- Before buying or selling a home: a roof report helps with the price and with insurance.
- When insurance asks: at renewal, after a non-renewal notice or when you switch insurers.
- After tree work or roof-mounted installs: fallen limbs or new solar panels, satellite dishes or vents.
When Does an Insurance Company Require a Roof Inspection?
Florida law doesn’t set an inspection schedule for homeowners, but insurers can ask for roof documentation, especially on older roofs.
Roofs 15 years and older
Under Florida Statute 627.7011, an insurer must let you have a roof that is at least 15 years old inspected, at your expense, before it requires a replacement. If the inspection shows at least 5 years of useful life left, the insurer can’t refuse or non-renew your policy based on roof age alone.
Citizens Property Insurance
Citizens asks for documentation on shingle roofs older than 25 years and tile, metal or other hard roofs older than 50 years. A roof past those ages generally needs an inspection showing at least 5 years of remaining useful life. Citizens uses a Roof Inspection Form (RCF-1), which can be signed by a Florida-licensed roofing, general, building or residential contractor, a building code inspector or a licensed home inspector. Rules change, so check the current requirements at citizensfla.com before you schedule.
4-point inspections
Many insurers ask for a 4-point inspection on older homes. It covers four systems: the roof, electrical, plumbing and heating and cooling. Ask your insurer which form it needs and how recent the report must be.
What is a “remaining useful life” inspection?
It’s a roof inspection that estimates how many more years the roof should last. The inspector checks the roof covering, flashing, visible decking and any signs of leaks, then records the estimate on the form your insurer uses. For roofs 15 years and older, this number decides whether roof age alone can be used against your coverage.
The estimate is a professional judgment, not a guarantee. Ask for photos of each roof slope and the reasons behind the number. If you want a second opinion, a licensed home inspector can also complete most insurer roof forms.
What Can You Check Safely Between Professional Inspections?
Stay off the roof. A fall is a real risk, and walking on a roof can break tiles or loosen shingles. From the ground and inside the house, check for:
- Missing, lifted or creased shingles, or cracked and slipped tiles (binoculars help)
- Granules collecting in gutters or at the bottom of downspouts
- Sagging rooflines or gutters pulling away from the fascia
- Stains on ceilings, especially near exterior walls and around light fixtures
- Daylight, damp spots or water stains in the attic
- Tree limbs touching or hanging over the roof
Take dated photos each time. They show how the roof looked before a storm if you ever need to file a claim.
Roof Inspections in Brandon, FL
Tidewell Roofing inspects shingle, tile, metal and flat roofs across Brandon, Valrico, Riverview and the surrounding area. Each inspection covers the roof surface, flashing, vents and pipe boots, gutters and the attic, and you get a photo report you can share with an insurer or buyer. See what’s included on our roof inspection in Brandon page.
Frequently Asked Questions
Is an annual roof inspection required in Florida?
No. Florida law doesn’t require homeowners to inspect their roofs on a schedule. Insurers can ask for an inspection, though, especially on roofs 15 years and older, on older homes and when you apply for a new policy.
Is a 10-year-old roof considered old?
Not for most roof types. A 10-year-old shingle roof is usually around the middle of its life in Florida, and tile and metal roofs last longer. It is the age when pipe boots, sealants and flashing start to need attention, so keep up the yearly inspections.
What is the 25% roof rule in Florida?
Under the older rule, repairing 25% or more of a roof section within 12 months could require replacing that whole section to current code. Florida changed this in 2022: roofs built or replaced under the 2007 Florida Building Code or later, in effect since March 1, 2009, only need the repaired part to meet current code.
How long is a roof inspection report good for?
There isn’t one statewide rule. Each insurer sets how recent the report must be, so ask yours before scheduling. A report from your spring inspection is usually the easiest to use at renewal.
Does a new roof need inspections?
Yes, but less often. A new roof can have installation issues, like missed nails or loose flashing, that show up in the first storm season. One professional inspection a year plus a check after storms is enough for most new roofs.
How long does a roof inspection take?
It depends on the roof’s size, pitch and material, and on whether the inspection includes the attic and an insurance form. Ask for a time estimate when you book.
Can I inspect my own roof?
You can check it from the ground and the attic, and that’s worth doing between professional inspections. Insurers, though, usually need a form signed by a licensed professional, and walking on the roof yourself isn’t safe.
Does homeowners insurance pay for a roof inspection?
Usually not. Routine inspections, and the inspection Florida law allows for roofs 15 years and older, are paid by the homeowner. After a covered storm, your insurer sends its own adjuster to inspect the damage.
Not Sure When Your Roof Was Last Checked?
If you can’t remember your roof’s last inspection, or it’s close to 15 years old, schedule one before your next insurance renewal. Tidewell Roofing will inspect it and give you a photo report. Request a roof inspection with no obligation.
Sources
- Florida Statutes §627.7011(5), Homeowners’ policies; roof age (flsenate.gov)
- Citizens Property Insurance Corporation, Inspections and roof eligibility (citizensfla.com)
- NOAA National Hurricane Center, Atlantic hurricane season dates (nhc.noaa.gov)
- National Roofing Contractors Association, inspection guidance in Professional Roofing, November 2020 (professionalroofing.net)
- Florida Statutes §553.844(5), roof repairs and the 2007 Florida Building Code (flsenate.gov)
This article is general information, not legal or insurance advice. Insurance rules change; confirm current requirements with your insurer.