My insurer says I need a new roof: Florida nonrenewal for roof age, step by step

This page explains what the statutes and Citizens' published rules say. It doesn't interpret your policy or your notice; your policy terms control. For questions about your own policy, consider contacting your insurer or agent, and for help with a dispute, the state's consumer helpline is listed at the end.

How much notice must a Florida insurer give?

Step 1: Read the notice for the date and the reason

Find two things: the effective date and the stated reason. Under §627.4133(2)(b), a nonrenewal of a residential property policy needs at least 120 days' written notice before the effective date, and "the notice must include the reason." Count back from the effective date to see how much time you have. That window is the practical time to arrange an inspection, shop for coverage or plan a replacement.

If the insurer doesn't give proper notice, the statute keeps coverage in force at the same premium until replacement coverage starts or until a period equal to the required notice has run after notice is actually given, whichever comes first (§627.4133(2)(d)).

Look at the wording of the reason. "Roof age" is different from "roof condition" (wear, leaks, damage noted by an inspector). The 15-year rule only addresses refusals based solely on age.

Step 2: Check your roof's age against the 15-year rule

Under §627.7011(5), for policies issued or renewed on or after July 1, 2022:

• Roof under 15 years old: the insurer may not refuse to renew solely because of the roof's age.
• Roof 15 years or older: the insurer must let you have the roof inspected before requiring replacement. If the inspection shows 5 or more years of useful life, it may not refuse to renew solely because of age.

Age runs from the last time 100% of the roof was built or replaced, or from the start of a phased replacement. Use the roof age and insurance check to see where your roof falls, and our 15-year roof rule page for the statute text.

Step 3: If the roof is 15 or older, consider an inspection

• Who can do it: an "authorized inspector" approved by your insurer: a licensed home inspector, building code inspector, general, building, residential or roofing contractor, engineer or architect, or anyone else the insurer recognizes as qualified (§627.7011(5)(a)). Ask the insurer which inspectors it accepts.
• Who pays: you do. The statute says the inspection is "at the homeowner's expense."
• The standard: at least 5 years of useful life remaining.
• Timing: neither statute sets a deadline for the inspection within the 120 days, so earlier is safer.

Typical forms and prices are on our page about 4-point and roof inspections. If the inspection finds less than 5 years of life, or records damage, the roof-age protection doesn't apply.

Step 4: Know the hurricane rules

• Roof damaged in a declared hurricane: an authorized insurer may not cancel or nonrenew for 90 days after the home has been repaired, when the damage came from a hurricane or wind loss covered by a state declaration under s. 252.36 and an order of the Commissioner of Insurance Regulation (§627.4133(2)(e)1.a.). If it plans to nonrenew after repairs, it must give at least 90 days' notice that it will do so 90 days after the repairs are done.
• Other covered damage: no cancellation or nonrenewal until the earlier of the repair or 1 year after the final claim payment (§627.4133(2)(e)1.b.). Exceptions exist for nonpayment (10 days), and for claim fraud or misstatement, unreasonable repair delay or a policy-limits payment (45 days).
• Hurricane in progress: a cancellation or nonrenewal that would take effect during a hurricane is postponed to the end of the hurricane, unless replacement coverage is in force (§627.4133(2)(f)).

Whether subsection (2)(e) binds Citizens, which is not an "authorized insurer" in the usual sense, is unverified.

Step 5: If you're looking at Citizens

Citizens' roof rules are separate from the statute:

• Shingle and other soft roofs over 25 years, or tile, metal, slate and concrete roofs over 50 years, need proof of full replacement or documentation of at least 5 years of remaining useful life (Citizens FAQ, updated 03/17/2026).
• Homes over 20 years old need a 4-point inspection with the application (Citizens inspections page).
• On new applications since August 1, 2026, Citizens pulls the roof's age from third-party data; changing it requires proof.

Step 6: Buying a home with an older roof

If you are buying and the roof is damaged or has under 5 years of remaining life, Citizens accepts an application when the purchase closes within 45 days of the coverage date and you provide a signed contract with a licensed general, residential, building or roofing contractor to replace the whole roof within 30 days (Citizens bulletin 09.11.25). Private insurers set their own conditions.

Step 7: When replacement planning makes sense

Planning usually makes sense when any of these is true:

• the notice cites the roof's condition rather than age alone;
• an inspection shows less than 5 years of useful life;
• the roof is past Citizens' 25- or 50-year threshold and you expect to need Citizens;
• the roof is near the end of a typical Florida lifespan for its material.

The 120-day window is short for a re-roof once you add quotes, permits and scheduling. The roof replacement cost calculator gives a budget range for your home before you talk with contractors.

Step 8: Where to get help from the state

The Office of Insurance Regulation does not take consumer complaints; it routes them to the Department of Financial Services (OIR consumers page).

• DFS Division of Consumer Services helpline: 1-877-MY-FL-CFO (1-877-693-5236), 8:00 AM to 5:00 PM ET, Monday through Friday. Out of state: (850) 413-3089 (contact page).
• Online: "Submit an Insurance Concern" on the DFS site.

A licensed insurance agent can tell you which insurers are writing policies on homes like yours. Roofing contractors may not interpret your policy or negotiate with your insurer unless licensed as public adjusters.