Insuring a 15 Year Old Roof in Florida

Can a 15-Year-Old Roof Be Insured in Florida? Here's What sellers need to Know

One of the most common questions sellers ask me is whether they need to replace their roof before listing—especially when it hits the 15-year mark. The short answer: Yes, a 15-year-old roof can still be insured in Florida, but there are key rules, exceptions, and strategic considerations that you should understand.

What Happens Once a Roof Reaches 15 Years Old?

Florida law protects homeowners by preventing insurance companies from denying coverage solely based on roof age—if the roof is under 15 years old. Once it hits 15, however, the rules shift.

If your roof is 15 years or older, you may want to consider replacing it before listing. Here's why:

• Buyers are reluctant to buy a home with an older roof and may not even choose to look at your home.  They may even pick a home that isn't as good a fit for them, in favor of a home with a new roof.

• Buyers tend to overestimate replacement costs, potentially offering you thousands less than your asking price.

• A newer roof boosts both curb appeal and buyer confidence.

Inspections Buyers Typically Get in Florida

Buyers usually order three main inspections:

1. General Home Inspection

2. Wind Mitigation Inspection

3. 4-Point Inspection (evaluates Roofing, HVAC, Electrical, and Plumbing)

These inspections are performed by licensed professionals. If the roof is found to have at least five years of remaining life, insurance cannot be denied based on age. However, even with a good inspection, buyers may still push for concessions or price reductions due to the future cost of roof replacement.

Why Roof Condition Affects Financing & Closing

Lenders require buyers to secure homeowners insurance before they can close on a mortgage. If the roof doesn’t meet insurer requirements—insurance may be denied, which means they can’t close on the house.

Also, FHA and VA appraisers specifically evaluate a roof’s condition, safety, and remaining life. If your roof is flagged as deficient, you may be required to replace it to satisfy loan conditions.

Wind Mitigation & Insurance Discounts

For older roofs, insurers may require added protections to reduce wind risk. These include:

• A secondary water resistance layer

• Wind-resistant roofing materials or fasteners

These upgrades can improve your home’s insurability and may even qualify buyers for insurance discounts, which adds value to your listing.

Citizens Property Insurance Corporation (State-Backed Option)

If buyers can’t get insurance through private companies, Florida’s Citizens Property Insurance Corporation may be an option. However:

• They may deem a shingle roof “too old” at 25 years, regardless of condition.

• In those cases, replacement may still be required.  

Why Buyers Hesitate to Purchase Homes With Old Roofs

Older roofs raise multiple red flags for today’s buyers:

1. Financial Concerns

• Roof replacement costs can range from $10,000–$20,000+

• Older roofs may result in higher insurance premiums

• Buyers often negotiate price reductions to account for roof condition

2. Structural and Maintenance Risks

• Potential for leaks and water damage

• Concerns about weakened structural integrity

• Anticipated ongoing repair or replacement costs

3. Property Value and Marketability

• A deteriorated roof can reduce appraisal value

• Shingles showing wear, curling, or discoloration hurt curb appeal

• Appraisers factor roof condition into the home’s overall value

Final Thoughts

If your roof is approaching or past 15 years old, its condition could significantly impact your home’s marketability, insurability, and ability to close on time. In many cases, replacing an older roof before listing may not just be an upgrade—it could be the key to a smooth, successful sale.

 Thinking of selling and unsure about your roof? I’d be happy to guide you through your options and help you make the smartest move for your home and your bottom line.