Inspections · Broward County

Roof inspections in Broward County, FL

The median Broward County home was built in 1980, which puts the typical house well past the 20-year mark at which Citizens Property Insurance requires a 4-point inspection. A roof inspection in Broward County is mostly about what an insurer's form asks: the roof's age, its remaining life and how it is attached.

Request a quote 407-242-2840

High-Velocity Hurricane Zone

Updated October 2026

Modern multi-storey city hall building with a curved front and lawn under a clear blue sky. — Photo: Coral Springs City Hall by Jedi94, CC BY-SA 4.0, cropped

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. — Photo: Coral Springs City Hall by Jedi94, CC BY-SA 4.0, cropped

Roof inspections in Broward County, in short

Florida insurers may not refuse or non-renew a homeowner's policy just because a roof is under 15 years old. For older roofs they must let you get an inspection by an authorized inspector, and 5 or more years of remaining life keeps age alone from being the reason (Fla. Stat. 627.7011(5)). Citizens asks for a 4-point inspection on homes more than 20 years old, and the wind mitigation form, OIR-B1-1802, has an HVHZ box of its own.

Sources for this answer

Broward County figures

The Broward County numbers behind this page

Median year homes were built: 1980
Share of homes built before 1980: 50%
Share of homes built 2010 or later: 6.9%
Mobile homes, share of housing units: 2.6%

Roof age

Broward's housing age and the 15-year rule

Half of Broward's homes were built before 1980 and only 6.9 percent since 2010, so nearly every house in the county is old enough for an insurer to ask about the roof.

The law's line is 15 years. Under Fla. Stat. 627.7011(5), an insurer may not refuse or non-renew a homeowner's policy solely because the roof is under 15 years old; for an older roof, it must allow an inspection at the owner's expense before requiring replacement, and 5 or more years of useful life left rules out age alone as the reason.

Two details trip people up. Roof age runs from the last full replacement, so a 1980 house with a recent re-roof has a young roof. And Senate staff note the rule does not apply to mobile home policies, which matters for the 2.6 percent of Broward homes that are mobile homes.

Citizens

What the Citizens 4-point form asks about a roof

Citizens requires a 4-point inspection (electrical, plumbing, HVAC and roof) on applications for properties more than 20 years old. Past 25 years for soft roofs such as shingle, or 50 for hard roofs such as tile or metal, it wants proof of at least five years of remaining useful life.

The roof section of the 4-point form records:

The covering material and the roof's age.
Remaining useful life.
The date of the last roofing permit and update, and whether it was a full or partial replacement, with the percent replaced.
Overall condition and a damage list: cracking, curling, granule loss, exposed felt, missing or cracked tabs or tiles, soft decking, and leaks in the attic or on ceilings.

With photos of each roof slope, the 4-point can stand in for Citizens' separate roof form, which a contractor, a building code inspector or a home inspector with a Florida license may sign.

Wind mitigation

How the wind mitigation form reads a Broward home

The state's uniform mitigation form, OIR-B1-1802 (Rev. 04/26), took effect April 1, 2026. Its first two questions sort the house by code era and wind region, and Broward homes get options of their own on both: the 1994 South Florida Building Code is a listed era for HVHZ homes, and the HVHZ has a wind-region box apart from Regions 1, 2 and 3.

The rest is the roof itself: covering type and its Florida or Miami-Dade approval, deck attachment, roof-to-wall connections, roof shape and a sealed deck, most of it read in the attic.

Insurers must offer credits for features that reduce windstorm loss; your insurer or agent can tell you what your policy credits.

Timing

When Broward owners book a roof inspection

In Broward, 7.2 percent of housing units are held for seasonal use, and 17.9 percent of residents are 65 or older. If your home sits empty part of the year, have the roof looked at before you leave and after a hurricane season you missed (June 1 to November 30).

NRCA suggests a look each fall and spring for cracked or missing shingles, worn flashing and granules in the gutters.

Book a roof inspection with South Fork Roofing. Tell us which form your insurer named, so the inspection covers what that form asks.

Request a roof inspection

Roof cost estimator

See a ballpark for your roof

Answer a few questions about your roof and see a ballpark built from published Florida cost data, then get your written estimate.

See a ballpark 407-242-2840

Ranges come from published Florida cost guides. They are not South Fork Roofing's prices.

Questions

Roof inspections in Broward County: questions

What is the 15-year roof rule, and does it apply in Broward?

Yes, it is statewide. Fla. Stat. 627.7011(5) bars an insurer from refusing or non-renewing a homeowner's policy solely because the roof is under 15 years old, and an older roof gets an inspection by an authorized inspector before the insurer may require replacement. With Broward's median home built in 1980, the roof's own age, counted from its last full replacement, is the number that matters.

Source: Fla. Stat. 627.7011(5).

Related: FAQ

How long is a wind mitigation inspection good for?

Up to five years. The current form, OIR-B1-1802 (Rev. 04/26), stays valid that long if no material changes are made to the structure and no inaccuracies turn up. A re-roof changes items the form records, such as deck attachment and a sealed deck, so ask your insurer whether it wants a new form afterward. All 860,329 of the county's housing units answer its wind-region question with the HVHZ box.

Source: OIR-B1-1802 (Rev. 04/26).

What does a 4-point inspection check on the roof?

The roof section of Citizens' 4-point form records the covering, the roof's age and remaining useful life, the date of the last roofing permit, whether the last job was full or partial, overall condition, and a damage list that runs from curling and granule loss to soft decking and attic leaks. Citizens requires the 4-point for properties more than 20 years old, which takes in the median Broward home, built in 1980.

Source: Citizens 4-Point Inspection Form.

Related: FAQ

Do insurers give discounts for wind mitigation features in Broward?

They have to offer them. Fla. Stat. 627.0629 requires discounts, credits or deductible reductions for features shown to reduce windstorm loss, such as roof strength and roof-to-wall strength, and each insurer must describe its hurricane mitigation discounts on its website. The state's notice says they apply only to the hurricane-wind portion of a policy and are not cumulative. Where Irma's gusts reached 97 knots at Deerfield Beach, they are worth asking about; amounts come from your insurer or agent.

Source: Fla. Stat. 627.0629.

Related: FAQ

Broward County