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Inspections ยท High Springs

Roof inspections in High Springs, FL

Mobile homes make up 13.6 percent of the housing units in High Springs, and those roofs follow different rules than site-built homes. A roof inspection here checks the covering, its age and its remaining life. The inspection you need depends on the home type, your insurer, and the reason: a sale, a purchase, a letter from your insurer or a storm.

Request a quote407-242-2840

Updated October 2026

Brick downtown corner buildings with green striped awnings, a holiday wreath, and a street lamp on a sunny morning.
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: High Springs Hist Dist street02 by Ebyabe, CC BY-SA 2.5, cropped

High Springs figures this page uses

Share of homes built before 1980
19.6%
Mobile homes, share of housing units
13.6%
Owner-occupied share of occupied homes
84.3%

Housing age

How old are High Springs roofs?

The housing stock here is mixed. Of all units, 19.6 percent were built before 1980, and 29 percent were built in 2010 or later. Countywide, only 13 percent are that new. The older homes include the High Springs Historic District, listed in 1991 with Bungalow and Craftsman styles. A roof on one of those homes is likely past the 15-year line unless it was replaced.

Age matters because Florida law draws a line at 15 years. Under Fla. Stat. 627.7011(5), an insurer cannot turn away or drop a homeowner solely over a roof younger than 15 years. Once the roof reaches 15, you can bring in an authorized inspector at your own cost before the insurer requires replacement. If that inspector finds 5 or more years of useful life, age alone cannot be the reason to refuse or non-renew.

That rule covers policies issued or renewed on or after July 1, 2022. Senate staff say it leaves out mobile home policies, and 13.6 percent of the units in High Springs are mobile homes. If yours is one, your agent can tell you what your own policy requires.

Inspection scope

What a roof inspection checks

Insurer forms set the checklist. The roof section of the 4-point form asks for the covering material, the roof's age and remaining life, and the date of the last roofing permit. It also asks whether any replacement was full or partial, and records overall condition with photos of each slope.

  • Cracking, cupping or curling of shingles
  • Granule loss, with exposed asphalt or felt showing through
  • Missing, loose or cracked tabs or tiles
  • Soft spots in the decking
  • Visible hail damage and leaks on the underside of the decking or on ceilings

Hail was reported just southwest of High Springs on 2023-05-11, so hail marks are a fair item to ask about. NOAA lists 10 local storm reports here since 2016, and 7 were thunderstorm wind.

Who signs matters. Citizens accepts its roof form from a general, residential, building or roofing contractor, a building code inspector, or a Florida-licensed home inspector. Check the signer's license before you pay.

Timing

When to order an inspection

Order one before you buy or sell. About 84.3 percent of occupied homes here are owner-occupied, so most roofs belong to the people living under them. Citizens wants a 4-point inspection on properties more than 20 years old. It also asks for documented remaining life on soft roofs over 25 years old, and on hard roofs over 50.

Order one after a storm, too. Hurricane Debby in 2024 left homes in High Springs and Newberry with minor to major damage, and fallen trees hit several. Hurricane Irma in 2017 closed the U.S. 441 and U.S. 27 bridges over the Santa Fe River near High Springs. Photograph damage first, then call your insurer or agent about coverage.

A roofer may not solicit you with a prohibited advertisement urging a claim, or offer anything of value for an inspection. Ask your insurer about coverage. Roof permits go through the City of High Springs Building Department.

Request a roof inspection

Questions

Roof inspections in High Springs: questions

Does my insurer have to let me inspect a 15-year-old roof?

Yes. Florida law says an insurer must allow you to hire an authorized inspector for a roof that is 15 years or older, at your own expense, before it requires replacement. If the inspection shows 5 or more years of useful life left, the insurer may not refuse or non-renew you solely because of age. The inspector must be someone your insurer recognizes. Ask your agent for the insurer's list before you hire anyone.

Source: Florida Statutes, section 627.7011 (2026), read Oct 5, 2026

Related: Roof inspections

Who can sign a roof inspection form in High Springs?

For Citizens, the roof inspection form must be signed by a general, residential, building or roofing contractor, a building code inspector, or a Florida-licensed home inspector. Photos of each roof slope are required, and the form records remaining useful life. With 19.6 percent of homes here built before 1980, many owners will need this. Confirm any signer's license before you pay.

Source: Citizens Property Insurance Corporation, read Oct 5, 2026

Related: Roof inspections

Do mobile homes in High Springs follow the 15-year rule?

Senate staff note that the 15-year roof rule in Fla. Stat. 627.7011(5) does not apply to mobile home policies. About 13.6 percent of housing units in High Springs are mobile homes. Citizens sets its own 4-point inspection requirement for mobile home applications on properties past the 20-year mark. Your agent can say which standard your insurer applies to your home.

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

What does an insurer's roof inspection record?

It records the covering material, roof age, remaining useful life and the last roofing permit date. It also notes damage such as cracking, curling, granule loss, soft decking and leaks. Hail of up to 1.75 inches has been reported near High Springs, so hail marks belong on the checklist. With photos of each slope, the 4-point roof section can take the place of Citizens' separate roof form.

Source: Insp4pt 03 25, read Oct 4, 2026

Related: Roof inspections

Nearby

Roof inspections near High Springs

Sources for this page(40)
  1. 1.Share of homes built before 1980: 19.6%. 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.
  2. 2.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.
  3. 3.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.National Park Service NPGallery NRHP record (listing date from Wikipedia county NRHP list). Read Oct 5, 2026.
  5. 5.NOAA NCEI Storm Events Database, event 720358 (Tropical Storm, 2017-09-10, zone/county ALACHUA), bulk details file. Read Oct 5, 2026.
  6. 6.NOAA NCEI Storm Events Database, event 1097940 (Hail, 2023-05-11, zone/county ALACHUA), bulk details file. Read Oct 5, 2026.
  7. 7.Hurricane Irma (2017). 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). Read Oct 5, 2026.
  8. 8.Wikipedia NRHP list for Alachua County; National Park Service NPGallery records. Read Oct 5, 2026.
  9. 9.Mobile homes, share of housing units: 13.6%. 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.Hurricane Ian (2022). 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). Read Oct 5, 2026.
  11. 11.NOAA NCEI Storm Events Database bulk details files 2016-2025 (operator count by BEGIN_LOCATION; event ids: 648150, 843456, 826732, 1045197, 1045094, 1011918, 1092144, 1097940, 1098071, 1190780). Read Oct 5, 2026.
  12. 12.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.
  13. 13.Owner-occupied share of occupied homes: 84.3% (1,826 of 2,165 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.
  14. 14.NOAA NCEI Storm Events Database, event 1199207 (Tropical Storm, 2024-08-04, zone/county WESTERN ALACHUA), bulk details file. Read Oct 5, 2026.
  15. 15.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.
  16. 16.Permit office: City of High Springs Building Department. City of High Springs Building Department. Read Oct 10, 2026.
  17. 17.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  18. 18.Insp4pt 03 25. Read Oct 4, 2026.
  19. 19.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  20. 20.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  21. 21.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  22. 22.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  23. 23.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  24. 24.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.
  25. 25.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.
  26. 26.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.
  27. 27.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.
  28. 28.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.
  29. 29.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.
  30. 30.City of High Springs Building Department, City of High Springs Building Department. Read Oct 5, 2026.
  31. 31.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.
  32. 32.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  33. 33.NOAA NCEI U.S. Climate Normals 1991-2020 (annual/seasonal), station USW00012816, NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  34. 34.Fla. Stat. 489.105(3)(e), Florida Legislature. Read Oct 5, 2026.
  35. 35.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  36. 36.NOAA NCEI Storm Events bulk files 2016-2025 (operator count), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  37. 37.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the High Springs 2020 Census internal point (29.7996, -82.5893), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  38. 38.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the High Springs 2020 Census internal point (29.7996, -82.5893), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  39. 39.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  40. 40.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.

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Roof inspections in High Springs

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