Roof inspections in Lauderdale Lakes, FL

Fla. Stat. 627.7011(5) bars an insurer from declining to write or renew a homeowner's policy solely because the roof is under 15 years old. Once a roof reaches 15 years, you can have an authorized inspector examine it, and the insurer has to allow that, with the cost falling to you. Age alone is not grounds to refuse or non-renew when the inspection report shows 5 or more years of useful life remaining.

On the 4-point form, the roof portion lists the covering material, the roof's age, its remaining useful life, the date of the last permit and its overall condition. It also lists damage such as cracked or missing tabs, granule loss, soft decking and attic leaks. Citizens requires the 4-point inspection for properties more than 20 years old, which describes most of the homes in Lauderdale Lakes, where 70.6 percent were built before 1980.

Citizens also asks for proof of at least five years of remaining life on shingle roofs older than 25 years and on tile or metal roofs older than 50. Questions about what your own policy covers belong with your insurer or agent.

A roofer's inspection follows the forms. It covers the roof covering, its age, remaining life, permit history, any damage list and leaks. Attic details you cannot see from the ground, such as deck nailing, roof-to-wall connectors and any sealed roof deck, are added by a wind mitigation inspection. Broward County sits in the High Velocity Hurricane Zone, so those details count.

• Before buying or selling a home, so the roof's condition is known up front.
• After you receive an insurer letter about roof age.
• After a hard storm, since Irma brought sustained winds just below hurricane force to inland Broward.
• Before a repair, to learn how the 25 percent rule applies to your roof.

Roofers cannot solicit insurance claims or advise on coverage under Fla. Stat. 489.147. Any new or reopened claim has to reach the insurer within 1 year of the loss. For permit questions, confirm requirements with the City of Lauderdale Lakes Building office.