Getting an insurance renewal notice that flags your roof can feel overwhelming. In Fort Lauderdale, intense sun and storm seasons make roofs a top focus for insurers, especially on older homes. The good news is Florida law gives you clear protections, and a few steps can keep your coverage on track. In this guide, you’ll learn how 4-point inspections work, what “older roof” really means, which documents insurers want, and how to prepare before renewal. Let’s dive in.
Why older roofs trigger reviews
Insurers watch roofs closely because leaks and wind damage drive costly claims in South Florida. Florida law helps you here. If your roof is under 15 years old, an insurer may not refuse to issue or renew solely because of roof age. For roofs 15 years or older, you can obtain an authorized roof inspection, and if it shows at least five years of remaining useful life, the insurer cannot deny or nonrenew solely due to age. See the statute for details in Fla. Stat. §627.7011.
Insurers still have underwriting discretion. They can require inspections, ask for repairs, limit coverage, or decline for other lawful reasons. Your goal is to provide clean, current documentation that shows your home’s systems are in acceptable condition.
What a 4-point inspection covers
A 4-point is a limited visual inspection of the four major systems: Roof, Electrical, Plumbing, and HVAC. It records system type, age, visible deficiencies, and estimates remaining useful life. It is not a full home inspection. Learn more about scope from InterNACHI’s overview.
Who can complete it
Insurers require a verifiable Florida-licensed professional. Examples include licensed home inspectors, building inspectors, licensed contractors, architects, or professional engineers. Always confirm which credentials your insurer accepts before scheduling.
How insurers use it
Underwriters use the report to assess near-term risk and decide whether to renew, require repairs, adjust coverage, or price accordingly. Issues like active roof leaks or unsafe electrical typically trigger repair requirements before renewal.
How long it stays valid
Many carriers expect 4-point reports dated within the prior 12 months. Citizens’ guidance uses a 12-month reference window and underwriters may ask for a new inspection if conditions change. See Citizens’ inspection guidance and timelines on the Citizens inspections page and its support materials here.
Roof age rules in Florida
How roof age is calculated
Florida uses the date when 100 percent of the roof surface was last built or replaced. If replacements happened in stages, the age is based on the date the final work resulted in full replacement. The statute explains how age and inspections work in §627.7011.
Citizens thresholds as a guide
Citizens Property Insurance publishes criteria many carriers reference. Highlights include: many homes over 20 years require a 4-point; “soft” roofs like asphalt shingles over 25 years and “hard” roofs like tile, slate, concrete, or metal over 50 years need proof of at least five years of remaining useful life. Citizens caps remaining-life credit at five years and treats the remaining-life exception as a one-time underwriting exception. Review the Citizens inspections page and its roof rule changes summary for specifics. These are strong reference points, but private carriers may differ.
Proving replacement or remaining life
Insurers typically accept:
- Finalized roofing permit or final inspection certificate.
- Paid-in-full roofing contract or receipt showing scope and date.
- A roof condition or certification form from a Florida-licensed roofing contractor, general contractor, professional engineer, or other authorized inspector stating remaining useful life in years.
Citizens provides examples of acceptable documentation in its roof rule changes summary.
Renewal outcomes and your options
A clean 4-point or roof report with five or more years of remaining life usually keeps renewals straightforward. If issues show up, your insurer may require specific repairs, impose a higher deductible, limit certain coverage, or issue a conditional renewal. If your roof is 15 years or older and the carrier demands replacement based on age, Florida law lets you obtain an authorized inspection. If that inspection documents five or more years of remaining life, the insurer cannot refuse to renew solely due to age, per §627.7011. Respond quickly and keep all communications and documents organized.
Fort Lauderdale permit proof that insurers trust
In Broward County and the City of Fort Lauderdale, roofing work beyond minor maintenance requires permits. Finalized permits and final inspection records are the strongest proof of a replacement date. Broward uses ePermits OneStop for submittals. You can review the county process on the Broward County permitting page and the city process on Fort Lauderdale’s building permits page. If past work was done without a permit, getting retrospective approval can be costly and may not satisfy underwriting, so plan ahead.
Step-by-step renewal prep checklist
- Start early. Begin 60 to 120 days before renewal so you have time to schedule inspections and pull records.
- Confirm requirements. Ask your insurer which forms they need and which licenses they accept for inspectors.
- Schedule inspections. Order a 4-point if your home or systems are older. If your roof is 15 years or older, consider a roof condition inspection that states remaining useful life.
- Gather documents. Collect your declarations page, finalized roofing permit, paid-in-full receipt, and any prior roof or wind mitigation reports. Keep originals with license numbers visible.
- Submit promptly. Most inspection forms need to be current within 12 months. Send PDFs directly to your agent or portal as instructed.
- Plan for repairs. Address flagged issues like active leaks or unsafe electrical quickly to avoid a lapse.
Wind mitigation and possible savings
A wind mitigation inspection looks at features like roof-to-wall connections, secondary water resistance, roof shape, and impact protection. Qualifying features can lower premiums. Florida’s My Safe Florida Home program offers free inspections and may provide matching grants for eligible improvements. For current program details and potential benefits, check this overview of the state’s hurricane-hardening grants from Kiplinger.
Final thoughts
If you prepare early, document your roof’s condition, and work with licensed pros, you can avoid surprises at renewal. Fort Lauderdale homeowners who understand the rules and provide clear proof usually keep options open, even with older roofs. If you want a second set of eyes on timing, inspections, or how this fits with a sale or purchase, connect with Morris Hall for local, transaction-ready guidance.
FAQs
Can a Fort Lauderdale insurer nonrenew me for a 12-year-old roof?
- Under Florida law, an insurer may not refuse to issue or renew solely due to roof age if the roof is under 15 years old. See Fla. Stat. §627.7011.
What if my roof is 16 years old and the insurer demands replacement?
- You can get an authorized roof inspection; if it shows five or more years of remaining life, the insurer cannot nonrenew solely for age under §627.7011.
Who can perform a 4-point inspection in Florida?
- A verifiable Florida-licensed professional such as a licensed home inspector, contractor, architect, engineer, or building inspector, per insurer requirements and InterNACHI’s overview.
How long is a 4-point report valid for renewals?
- Many carriers, including Citizens, look for reports dated within the last 12 months; underwriters may require updated reports if conditions change. See Citizens inspections guidance.
What documents prove a roof replacement or remaining life in Broward?
- Finalized roofing permit or final inspection certificate, paid-in-full roofing contract, and a roof condition or certification form signed by an authorized Florida-licensed professional. Citizens outlines examples here.
