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Inspections ยท Hawthorne

Roof inspections in Hawthorne, FL

Mobile homes make up just 0.4 percent of housing units in Hawthorne, so most roofs here sit on site-built houses. The Census puts 61.9 percent of those homes before 1980. Many original roofs are likely well past the 15-year mark insurers watch.

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Updated October 2026

White modern city hall building with a purple metal awning and a sign reading Hawthorne City Hall.
Top-down drone view of a gray-blend shingle roof with ridges, valleys and roof vents, lawn on both sides and a white fence at the left edge.Our work
Photo: Hawthorne, Florida, City Hall 2018 by PopularOutcast, CC BY-SA 4.0, cropped

Hawthorne figures this page uses

Median year homes were built
1976
Share of homes built before 1980
61.9%
Residents 65 and older
14.6%
Owner-occupied share of occupied homes
68.2%

Roof age

Roof age and insurers in a 1976 housing stock

With a median build year of 1976, Hawthorne's housing is older than most. That suggests many roofs here have been replaced at least once, and some may be older than the home's insurance paperwork assumes. Check your own roof's install date, not the house's.

Florida law gives Hawthorne owners one clear tool once a roof reaches 15 years. Your insurer must let you hire an authorized inspector at your own expense. A report showing 5 or more years of useful life stops the insurer from dropping or declining you over age alone.

Your insurer needs to recognize whoever performs the inspection. The statute names roofing contractors, home inspectors, building code inspectors, engineers and architects. Call your insurer before booking, so the report is accepted the first time.

Inspection scope

What a roof inspection checks

An inspector looks at the covering, its age, remaining life and permit history. The roof section of the 4-point form also records overall condition and any leaks. Those same items show up when Citizens asks for proof on roofs older than 25 years, or 50 years for tile and metal.

  • Cracking, curling or cupping of shingles
  • Heavy granule loss or exposed asphalt
  • Missing, loose or cracked tabs or tiles
  • Soft spots in the decking
  • Visible leaks in the attic or on ceilings

A wind mitigation inspection is separate. It records attic items you cannot see, such as roof deck attachment and roof-to-wall connections. The April 2026 revision of the form stays good for five years unless the structure changes.

Timing

When to order an inspection in Hawthorne

Order one before you buy or sell, since 14.6 percent of residents are 65 or older and many owners here hold a home for decades. A buyer then sees the roof's age and condition before closing, not after the first insurer letter.

Order one after a storm, too. NOAA lists 5 storm reports near Hawthorne from 2016 to 2025, 4 of them thunderstorm wind. A new claim must reach your insurer within 1 year of the date of loss, so do not wait on a roof you suspect is damaged.

Florida Statute 489.147 bars a roofer from giving you anything of value in exchange for an inspection, and from advising you about your coverage. Policy questions belong with your insurer or agent.

Request a roof inspection

Questions

Roof inspections in Hawthorne: questions

Does my 15-year-old roof in Hawthorne need to be replaced?

Not automatically. Under Fla. Stat. 627.7011(5), a roof 15 years or older can be inspected by an authorized inspector at your expense. If the report shows 5 or more years of useful life remaining, your insurer may not refuse or non-renew solely because of age. In Hawthorne, where 61.9 percent of homes were built before 1980, this applies to many owners. Your insurer or agent can tell you which inspectors they accept.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API (release acs2024_5yr), read Oct 5, 2026

Related: Roof inspections

What does the roof section of a 4-point inspection cover?

It records roofing material, roof age, remaining useful life, the date of the last roofing permit, whether the roof was fully or partly replaced, overall condition and any damage. With photos of each roof slope, it can take the place of the separate Citizens roof inspection form. Citizens requires a 4-point inspection for properties more than 20 years old, and Hawthorne's median build year is 1976.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API (release acs2024_5yr), read Oct 5, 2026

Related: Roof inspections

Does the 25% roof rule affect an inspection in Hawthorne?

It affects what happens after one. Florida's rule says no more than 25 percent of a roof may be repaired or replaced in any 12-month period unless the whole roof section is replaced. A roof already built or redone under the 2007 Florida Building Code or later is treated differently. With 61.9 percent of Hawthorne homes built before 1980, confirm the roof's history with the building office.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API (release acs2024_5yr), read Oct 5, 2026

Related: Roof inspections

Do mobile homes in Hawthorne follow the same insurer roof rule?

Possibly not. Senate staff read the 15-year roof section as excluding mobile home policies. Mobile homes are only 0.4 percent of Hawthorne's housing units, so most owners fall under the rule. If you own one, ask your insurer what roof papers it wants, and confirm local roof questions with the building office.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API (release acs2024_5yr), read Oct 5, 2026

Related: Roof inspections

Nearby

Roof inspections near Hawthorne

Sources for this page(35)
  1. 1.Median year homes were built: 1976. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  2. 2.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, B25035, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  3. 3.Share of homes built before 1980: 61.9%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  4. 4.Residents 65 and older: 14.6%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  5. 5.Owner-occupied share of occupied homes: 68.2% (403 of 591 occupied units). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  6. 6.NOAA NCEI Storm Events Database bulk details files 2016-2025 (operator count by BEGIN_LOCATION; event ids: 629258, 795299, 795291, 906278, 1079015). Read Oct 5, 2026.
  7. 7.NOAA NCEI Storm Events Database, event 638899 (Tropical Storm, 2016-06-06, zone/county ALACHUA), bulk details file. Read Oct 5, 2026.
  8. 8.Hurricane Hermine (2016). NOAA NCEI Storm Events Database, event 657954 (Tropical Storm, 2016-09-02, zone/county ALACHUA), bulk details file; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county). Read Oct 5, 2026.
  9. 9.Mobile homes, share of housing units: 0.4%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  10. 10.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  11. 11.Insp4pt 03 25. Read Oct 4, 2026.
  12. 12.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  13. 13.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  14. 14.OIR form. Read Oct 4, 2026.
  15. 15.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  16. 16.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  17. 17.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  18. 18.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription). Read Oct 5, 2026. FBC text read from UpCodes (unofficial transcription): check floridabuilding.org or the ICC viewer before quoting (spec 8.7).
  19. 19.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API (release acs2024_5yr), U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  20. 20.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API (release acs2024_5yr), U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  21. 21.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API (release acs2024_5yr), U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  22. 22.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API (release acs2024_5yr), U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  23. 23.NOAA NCEI Storm Events Database, event 657954 (Tropical Storm, 2016-09-02, zone/county ALACHUA), bulk details file; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  24. 24.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API (release acs2024_5yr), U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  25. 25.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  26. 26.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  27. 27.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  28. 28.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  29. 29.NOAA NCEI Storm Events bulk files 2016-2025 (operator count), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  30. 30.NOAA NCEI Storm Events Database, event 720358 (Tropical Storm, 2017-09-10, zone/county ALACHUA), bulk details file; NHC TCR AL112017; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  31. 31.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Hawthorne 2020 Census internal point (29.5937, -82.0945), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  32. 32.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Hawthorne 2020 Census internal point (29.5937, -82.0945), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  33. 33.NOAA NCEI Storm Events Database, event 1051050 (Tropical Storm, 2022-09-29, zone/county EASTERN ALACHUA), bulk details file; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  34. 34.U.S. Census Bureau, 2020 Census counts (POP100/HU100) and 2020 TIGER land/water area, via TIGERweb tigerWMS_Census2020 layer 26 (2020 Census count), U.S. Census Bureau. Read Oct 5, 2026.
  35. 35.NOAA NCEI U.S. Climate Normals 1991-2020 (annual/seasonal), station USW00012816, NOAA National Centers for Environmental Information. Read Oct 5, 2026.

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Roof inspections in Hawthorne

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