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Inspections ยท Port St. John

Roof inspections in Port St. John, FL

Only 1 percent of Port St. John housing units are mobile homes, so nearly every roof here follows the Florida Building Code and the insurer rules for site-built homes. The median home dates to 1989, which suggests many shingle roofs have been replaced at least once. An inspection tells you where yours stands.

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Updated October 2026

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.

Port St. John figures this page uses

Median year homes were built
1989
Share of homes built before 1980
10.6%
Owner-occupied share of occupied homes
94.3%
Median age
44.9yrs

Local housing

Who here is likely to need a roof inspection

Port St. John's median home was built in 1989, one year after the Brevard County median of 1988. Only 10.6 percent of homes here predate 1980, and 1.9 percent were built in 2010 or later. Most houses sit in the middle: old enough that a replaced roof may be near the end of its life.

Owners live in 94.3 percent of occupied homes, and the median resident is 44.9 years old. That means most inspection decisions here belong to one household, deciding whether to buy, sell, renew coverage or plan a replacement.

Florida rules

Requirements behind the 15-year rule and the 4-point form

Fla. Stat. 627.7011(5) requires an insurer to allow an authorized inspector to examine a roof that has reached 15 years of age, with the inspection paid for by you. When the inspector finds 5 or more years of useful life remaining, the insurer cannot decline or non-renew your coverage based only on how old the roof is. To learn how the rule applies to your specific policy, ask your insurer or agent.

A 4-point inspection is for properties more than 20 years old, and Citizens requires it for them. Its roof section records the covering material, roof age, remaining useful life, last roofing permit, how much was replaced, overall condition and a damage list. Citizens wants documented remaining life of at least five years for shingle roofs older than 25 years.

  • Cracking, curling or cupping shingles
  • Granules worn away to the point that asphalt or felt shows through
  • Missing, loose or cracked tabs
  • Soft spots in the decking
  • Signs of leaking visible in the attic or on your ceilings

Timing

When to order an inspection in Port St. John

Get one before a purchase or sale, after your insurer writes to you about the age of the roof, or following a storm. Brevard County saw roof shingle and soffit damage from Hurricane Matthew in 2016, and Irma in 2017 damaged over 7,132 homes. If your roof has stood through both, an inspection shows what remains.

If the inspection leads to repair work, the county building office issues permits for Port St. John, and the 25 percent rule can decide repair versus replacement. Any roofing contractor must give you the written notices Fla. Stat. 489.147 requires, so read them before signing. Contact your insurer about claims, not a roofer.

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Questions

Roof inspections in Port St. John: questions

How old does a roof need to be before my insurer asks about it in Port St. John?

The age threshold under Florida law is 15 years. For a roof that old, the insurer must let you hire an authorized inspector at your own expense. A report showing 5 or more years of useful life remaining bars the insurer from refusing or non-renewing on age alone. Citizens, the state insurer, has its own lines of 25 years for shingle and 50 years for hard roofs. Port St. John's median home date of 1989 suggests many roofs here may be near those marks.

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

Related: Roof inspections

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

The form notes the roof covering material, the age, the useful life left, the date of the most recent roofing permit, whether a replacement was full or partial, and the general condition. Damage is listed as well, including cracking, curling, granule loss, soft decking and visible leaks. Citizens requires a 4-point inspection for properties more than 20 years old, which covers most Port St. John homes, since the median was built in 1989.

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

Related: Roof inspections

Do mobile homes in Port St. John follow the same inspection rules?

Mobile homes make up only 1.0 percent of Port St. John housing units, against 7.2 percent countywide. The 15-year roof rule does not apply to mobile home policies, according to Senate staff. For mobile home applications on properties older than 20 years, Citizens does request a 4-point inspection. Confirm your situation with your insurer or agent.

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

Related: Roof inspections

Who is allowed to perform a roof inspection for my insurer?

The insurer must approve the inspector, who can be a licensed home inspector, a building code inspector, a licensed general, building, residential or roofing contractor, a professional engineer or an architect. Citizens' roof inspection form must be signed by a contractor, building code inspector or licensed home inspector, with photos of each roof slope. In Port St. John, where owners live in 94.3 percent of occupied homes, the owner usually picks and pays the inspector.

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

Related: Roof inspections

Nearby

Roof inspections near Port St. John

Sources for this page(33)
  1. 1.Median year homes were built: 1989. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  2. 2.Share of homes built before 1980: 10.6%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  3. 3.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25034. Read Oct 5, 2026.
  4. 4.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, tables B25034/B25035. Read Oct 5, 2026.
  5. 5.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25035. Read Oct 5, 2026.
  6. 6.Brevard County, Building Code Wind Speed Maps. Read Oct 5, 2026.
  7. 7.Owner-occupied share of occupied homes: 94.3%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  8. 8.Median age: 44.9. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  9. 9.Hurricane Matthew (2016). NWS Melbourne, Post Tropical Cyclone Report: Hurricane Matthew (2016). Read Oct 5, 2026.
  10. 10.Hurricane Irma (2017). NWS Melbourne, Post Tropical Cyclone Report: Hurricane Irma (2017). Read Oct 5, 2026.
  11. 11.Permit office: Brevard County Planning & Development, Building Permits. Brevard County Planning & Development, Building Permits. Read Oct 10, 2026.
  12. 12.Mobile homes, share of housing units: 1%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  13. 13.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25024. Read Oct 5, 2026.
  14. 14.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25024. Read Oct 5, 2026.
  15. 15.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  16. 16.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  17. 17.Insp4pt 03 25. Read Oct 4, 2026.
  18. 18.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). 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. 21.2023 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).
  22. 22.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  23. 23.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  24. 24.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  25. 25.NWS Melbourne, Post Tropical Cyclone Report: Hurricane Matthew (2016), National Weather Service. Read Oct 5, 2026.
  26. 26.NWS Melbourne, Post Tropical Cyclone Report: Hurricane Irma (2017), National Weather Service. Read Oct 5, 2026.
  27. 27.Brevard County Planning & Development, Building Permits, Brevard County Planning & Development. Read Oct 5, 2026.
  28. 28.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  29. 29.Florida Statutes, section 489.113 (2026), Florida Legislature. Read Oct 5, 2026.
  30. 30.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  31. 31.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Port St. John 2020 Census internal point (28.4757, -80.8104), 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 Port St. John 2020 Census internal point (28.4757, -80.8104), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  33. 33.NOAA NCEI, U.S. Climate Normals 1991-2020 (annual/seasonal), access-data API, NOAA National Centers for Environmental Information. Read Oct 5, 2026.

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Roof inspections in Port St. John

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