A buyer with a mortgage generally needs home insurance, and insurers look at roof age.
What Florida’s 15-year roof rule says
The rule (section 627.7011) covers homeowner’s policies issued or renewed since July 1, 2022, including your buyer’s.
- Under 15 years old: an insurer can’t refuse coverage only because of roof age.
- 15 years or older: the insurer must allow a roof inspection before requiring a new roof. The homeowner pays an inspector the insurer approves. If the inspection shows five or more years of life left, age alone can’t be the reason to refuse.
Age counts from when the whole roof was last built or replaced to code, or from the first stage if it was replaced in stages. The law doesn’t cover mobile home policies, and insurers can still refuse for other reasons.
Inspections a buyer’s insurer may ask for
- 4-point: a Florida-licensed inspector checks the roof, electrical, plumbing, and heating and cooling. Citizens Property Insurance requires one on applications for homes over 20 years old.
- Roof inspection: estimates the roof’s remaining life. Citizens needs proof of five or more years left on shingle roofs over 25 years old and on tile, slate, clay, concrete, or metal roofs over 50. Otherwise, it needs proof of a full replacement before it writes a policy.
- Wind mitigation: records wind-resistant features on the state’s OIR-B1-1802 form, which can lower the premium.
Gather before you list
- The roof permit or replacement date.
- Recent 4-point and roof inspection reports.
- A wind mitigation form under five years old.
- Roof repair invoices and insurance claims.
Your options with an older roof
Replace first
- A full replacement to code resets the roof’s age under the 15-year roof rule.
- Alex’s market analysis (CMA) helps you estimate if a new roof adds more to the price than it costs.
Credit or price cut
- Can work if the buyer’s insurer accepts the roof.
- The buyer’s loan limits what a seller credit can pay for.
Sell as-is
- Works for cash buyers and buyers who can insure the roof.
- Compare a cash offer with listing as-is.
Alex Silva, broker
Voyance Real Estate is led by its broker and owner, Alex D. Silva, who has more than 30 years in real estate and holds Florida broker license BK3153327.
Short-sale negotiation is his specialty: lender approvals, second liens, and valuation disputes.
He works with homes, condos, rentals, and commercial property across Central and South Florida, in English, Spanish, and Portuguese.
Old roof questions
Is it hard to sell a house with an old roof in Florida?
It can be, because the buyer’s insurer looks at roof age. If the roof has storm damage, see selling a hurricane-damaged house.
What if my buyer can’t get insurance because of the roof?
If roof age is the only issue, an inspection showing five or more years of life left may help. The buyer can also try other insurers. If none will cover the roof, a buyer with a loan usually can’t close. Then your main choices are a new roof or a cash buyer.
Do I have to disclose an old roof when I sell?
Florida case law requires you to disclose known roof problems, like a leak, that materially affect value. This covers problems the buyer can’t easily see and doesn’t know about, even in an as-is sale. Ask a Florida real estate attorney what to disclose.
Sources: Roof-age law · Wind mitigation · Citizens · CFPB · Fannie Mae · Johnson v. Davis
General real estate information, not legal, tax, or financial advice. Confirm insurance requirements with a licensed insurance agent.
Selling a home with an older roof?
Tell Alex the roof’s age and your timeline. He’ll compare a new roof, a credit, and selling as-is.