Can my insurer refuse coverage because of my roof's age?

The new roofing rules, passed as HB 815 and SB 808, prohibit insurers from refusing to issue or renew a policy based on roof age alone under the conditions the law specifies, and they create a new standard for low-slope roofs, which are common on Florida condos and flat-roofed homes.

The point of the change is that a well-maintained older roof should not be rejected out of hand, and a newer roof should not be treated as a blank check either.

Insurers still consider the actual condition of the roof. A roof that is leaking, failing, or nearing the end of its service life can still affect your premium, your deductible, or whether a policy is offered.

For older homes, carriers still commonly ask for a 4-point inspection, and wind mitigation features continue to matter because they directly reduce the storm risk the insurer is pricing.

Ask the carrier to put the specific reason in writing, and check whether the roof's age was the sole stated factor. If it was, the new rules may matter to your situation.

Document the roof's condition with photos and a professional inspection report, and shop with an independent agent who works with multiple carriers, since approval can differ from one company to the next.

Before you make an offer, know the roof's age and true condition. The seller's disclosure and your inspection will tell you a lot, and getting a wind mitigation report early helps the insurance quote match reality.

A roof that is old but sound can be a negotiating point; a roof that is failing is a bigger conversation, because it affects insurance, financing, and your immediate budget.

I guide buyers to the right inspectors, interpret the roof findings with you, and connect you with insurance professionals who can translate condition into a real quote.

For sellers, I guide you through whether roof work is worth it before listing, so the home shows well and insures well.