Florida has the most complex and expensive homeowners insurance market in the country, and your roof is at the center of it. Your roof's age, material, and condition directly determine whether you can get insured, how much you pay, and what's covered when something goes wrong.
This guide explains everything Pinellas County homeowners need to know about the intersection of roofing and insurance in 2026.
How Old Can Your Roof Be for Insurance in Florida?
There's no single answer because it varies by insurer, but here's the general landscape:
| Roof Age | Insurance Impact | What to Expect |
|---|---|---|
| 0-10 years | No issues | Full coverage at standard rates |
| 10-15 years | Minimal impact | Some carriers request inspection certification |
| 15-20 years | Moderate impact | Inspection required by most carriers. Premium surcharges possible. ACV-only coverage may apply. |
| 20-25 years | Significant impact | Many carriers decline or non-renew. Remaining options may be expensive. Replacement often necessary to maintain coverage. |
| 25+ years | Critical | Very limited carrier options. Citizens (state insurer of last resort) may be only option. Premium extremely high. |
Important nuance: These age thresholds apply primarily to asphalt shingle roofs.Metal and tile roofs get more flexibility because insurers understand their longer expected lifespan. A 20-year-old metal roof is treated very differently than a 20-year-old shingle roof.
How a New Roof Lowers Your Insurance
A new roof is the single most impactful thing you can do to reduce your Florida homeowners insurance premium. Here's how much different materials can save:
| Roofing Material | Typical Premium Reduction | Annual Savings* |
|---|---|---|
| New asphalt (architectural) | 10-20% | $400-1,200 |
| New asphalt (Class 4 impact) | 20-35% | $800-2,100 |
| New metal roofing | 20-35% | $800-2,100 |
| New metal + impact rated | 25-45% | $1,000-2,700 |
| New concrete tile | 15-25% | $600-1,500 |
*Based on average Pinellas County premium of $4,000-6,000/year
Over the 25-year life of a shingle roof, those savings compound to $10,000-52,500. Over the 50-year life of a metal roof, it's $40,000-100,000+. When evaluating roof replacement costs, always factor in insurance savings. They often make the more expensive material the cheaper long-term choice.
The Florida 25% Rule
One of the most misunderstood Florida roofing regulations: if more than 25% of your roof is repaired, replaced, or re-covered in any 12-month period, the entire roof must be brought up to current Florida Building Code.
What this means in practice:
- If a storm damages one slope of your roof (say 30% of the total area), you can't just repair that section. The entire roof must meet current code.
- Current code requirements include: hurricane-rated underlayment, proper ventilation, current wind resistance standards, and FBC-approved materials
- This often turns a $5,000 repair into a $12,000-20,000 full re-roof
- Insurance companies know this rule. When they assess storm damage, they calculate whether the 25% threshold is triggered.
Filing a Roof Insurance Claim in Florida
Step 1: Document Everything
- Photograph and video all visible damage from ground level immediately after the event
- Note the date and time of the event (storm, tree fall, etc.)
- Do NOT make permanent repairs yet (temporary tarping is fine and expected)
Step 2: File Your Claim Promptly
- Contact your insurer within 24-48 hours of discovering damage
- File online or by phone, whichever is faster
- Note your claim number and adjuster assignment
Step 3: Get an Independent Inspection
- Before the insurance adjuster visits, have a licensed roofer inspect your roof independently
- This gives you documentation to compare against the adjuster's findings
- A good roofer will photograph every damaged area and provide a detailed scope of work
Step 4: Meet with the Adjuster
- Be present (or have your roofer present) when the adjuster inspects
- Point out all damage you and your roofer identified
- Adjusters are human. They can miss things, especially from the ground. Roof-level access matters.
Step 5: Review the Estimate
- Compare the insurance estimate to your independent roofer's estimate
- If there's a significant gap, you can request a re-inspection or file a supplement
- You have the right to hire a public adjuster (PA) to represent your interests. PAs typically charge 10% of the claim payout.
Wind Mitigation Inspections
A wind mitigation inspection is a specific assessment that documents your home's hurricane-resistance features. It's different from a standard roof inspection and can unlock significant insurance discounts:
- Roof covering: What material is on your roof and does it meet current wind code?
- Roof deck attachment: How is the plywood attached to the trusses? (8d nails at 6" spacing = best)
- Roof-to-wall connections: Are hurricane straps or clips installed? (Clips = good, wraps = best)
- Roof shape: Hip roofs perform better than gable roofs in hurricanes
- Secondary water resistance (SWR): Does the roof have sealed deck or self-adhering underlayment?
- Opening protection: Impact-rated windows/shutters affect your roof's effective wind resistance
A wind mitigation inspection costs $75-150 and is valid for 5 years. The resulting insurance credits typically save $500-2,000+ per year. ROI: 3-5x in the first year alone. If you haven't had one done, schedule one immediately.
Citizens Insurance and Roofs
Citizens Property Insurance Corporation is Florida's state-backed insurer of last resort. If private insurers decline your application due to roof age or condition, Citizens may be your only option. Key points:
- Citizens has a "roof age" threshold (currently accepting roofs up to about 25 years depending on material)
- Citizens premiums are not always cheaper. They've increased rates significantly in recent years.
- Citizens is designed to be temporary. If a private carrier offers you coverage, you're expected to transition off Citizens.
- Coverage may be ACV (actual cash value) rather than RCV (replacement cost value) for older roofs
ACV vs RCV: Why This Matters
Replacement Cost Value (RCV): Insurance pays to replace your roof with equivalent new materials. A 15-year-old roof that needs $20,000 to replace gets $20,000 (minus deductible).
Actual Cash Value (ACV): Insurance pays the depreciated value. That same 15-year-old roof with a 25-year expected life is 60% depreciated. ACV payout: $8,000 (minus deductible). You pay the other $12,000 out of pocket.
Under Florida's 2022 reform law, insurers can now offer ACV-only policies for roofs over 10 years old. This is a significant shift. If your policy is ACV for roof, you're essentially self-insuring the depreciation gap. Another reason to maintain a newer roof in Florida.
Next Steps for Pinellas County Homeowners
- Know your roof's age. Check your permit records at the Pinellas County Building Department or your home closing documents.
- Get a wind mitigation inspection if you haven't had one in the past 5 years ($75-150, saves $500-2,000+/year)
- Check your policy type. Is your roof coverage RCV or ACV? Call your agent and ask.
- If your roof is 15+ years old, get a free professional inspection to know where you stand before your insurer makes the decision for you.
- When replacing, choose impact-rated materials to maximize your insurance discount. The premium savings often pay for the material upgrade within 2-4 years.