Guide · Florida Homeowners
Florida roof age: the single biggest factor in your home premium.
Florida home insurance underwriting has shifted hard since 2022. Roof age now drives more pricing — and more declines — than any other single factor. Here's how carriers actually think about it, and what to do if your roof is on the edge.
Published June 11, 2026 · By the Anchor Line team
Why roof age matters so much in Florida
After the 2017–2024 hurricane cycle, Florida carriers paid out tens of billions in roof claims. Reinsurance treaties tightened, and the easiest lever for insurers to manage risk became the front-door underwriting rule: how old is the roof, and what's it made of? Today, the answer to that one question determines whether you're getting an A-rated quote, a Citizens quote, or a surplus-lines quote.
The current age cutoffs (2026)
- Architectural shingle. Most admitted carriers cap at 15 years. A few stretch to 18–20 with a passing wind mit and no prior claims.
- 3-tab shingle. Tighter — usually 10–12 years. Many carriers decline outright.
- Concrete or clay tile. 20–25 years is typical. Tile in good condition can sometimes write past 30.
- Standing-seam metal. 25–40 years depending on gauge and condition.
- Flat / TPO / modified bitumen. 15 years is common; condition + recertification matter more than age.
ACV vs. Replacement Cost — read this twice
The cheaper home policies on older roofs almost always carry an Actual Cash Value endorsement on roof losses. The premium savings look great. The claim doesn't.
Example: 15-year-old shingle roof, $30,000 replacement cost, 60% depreciation. On Replacement Cost the policy pays roughly $30,000 (less deductible). On ACV it pays roughly $12,000. You're $18,000 short — on top of your hurricane deductible.
Wind mitigation — almost always worth the inspection
Florida statute requires carriers to apply discounts for documented wind-resistant features: hip roof shape, secondary water resistance (SWR), roof-deck attachment, roof-to-wall connection (clips/straps), and opening protection (impact glass or shutters). A $150–$250 inspection often returns 15–40% off premium in coastal counties — every year — until the form expires (typically 5 years).
When it makes sense to re-roof for insurance reasons
If your roof is 13+ years old, you have prior claims, and your premium has jumped two renewals in a row, run the math. A new roof can save thousands per year on premium for the next 15 years AND restore Replacement Cost — sometimes paying for itself faster than homeowners expect, particularly with new wind-mitigation credits stacked on a hip-shaped or impact-rated installation.
What to do before your next renewal
- Order a wind mit form. Every 5 years, or any time you re-roof or install impact protection.
- Pull a 4-point if 25+ years old. Required by most carriers; lets your agent shop the full market.
- Document roof material + install date. Permit history, photos, manufacturer receipts. Speeds underwriting.
- Shop early. Don't wait for the renewal letter. Most carriers can re-quote 60 days out.
Roof on the edge? Let's pre-shop your renewal.
Send us your address, roof age, and most recent declarations page. We'll tell you which carriers will write you today and what a re-roof would unlock — before you commit.
Frequently asked questions
- How old can my roof be for Florida home insurance?
- Most admitted Florida carriers prefer shingle roofs under 15 years and tile or metal under 20–25 years. A few will write older roofs on Actual Cash Value (ACV) instead of Replacement Cost. Citizens and the surplus-lines market pick up most of what admitted carriers decline.
- What's the difference between ACV and Replacement Cost on a roof?
- Replacement Cost pays to put a new roof on after a covered loss. Actual Cash Value pays the depreciated value — on a 15-year-old roof that can be 40–60% less. Many older-roof policies in Florida quietly convert to ACV on roof claims only.
- Do I need a 4-point inspection and a wind mitigation form?
- A 4-point inspection (roof, electrical, plumbing, HVAC) is required by most carriers on homes 25+ years old. A wind mitigation inspection is optional but almost always pays for itself — Florida carriers are legally required to apply discounts for each qualifying feature.
- Will replacing my roof actually lower my premium?
- Usually yes, and often dramatically. A new roof resets the age clock, restores Replacement Cost coverage, and — if the new roof qualifies for wind mitigation credits (hip shape, secondary water resistance, impact-rated covering) — can drop premium 20–40% in coastal counties.