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Inspections ยท Inverness

Roof inspections in Inverness, FL

Mobile homes make up 4.7 percent of Inverness housing units, which means most roofs here sit on site-built houses, and 78.5 percent of all homes went up before 2000. That suggests many original roofs are past 15 years. An inspection tells you what is left on yours and gives you paper an insurer will accept.

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Updated October 2026

Two-story tan brick government center building with a covered drive-through entrance and landscaped shrubs.
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: Inverness FL city hall02 by Ebyabe, CC BY-SA 3.0, cropped

Inverness figures this page uses

Median year homes were built
1987
Median age
59.3yrs
Owner-occupied share of occupied homes
71%
Mobile homes, share of housing units
4.7%

Housing age

Why age drives roof inspections in Inverness

The median Inverness home was built in 1987, with a margin of error of 2 years. Many roofs from that era have been replaced once, and many have not. If you cannot say when yours went on, an inspection is the way to find out its age and condition.

Residents skew older here, with a median age of 59.3 years, and 71 percent of occupied homes are owner-occupied. Owners carry the risk of a roof that fails, so a roof you plan to keep for ten more years is worth checking before a policy renewal forces the question.

Citrus County has the oldest housing stock of the four counties in our service area, with a median build year of 1990. Inverness homes run a few years older than that county figure.

Insurer rules

What Florida law and insurers ask about your roof

Under Florida Statute 627.7011(5), an insurer cannot refuse or non-renew a policy solely because a roof is under 15 years old. For a roof 15 years or older, you may have an authorized inspector check it at your own expense. If that inspection shows 5 or more years of useful life left, the insurer cannot refuse or non-renew over age alone.

An authorized inspector has to be one your insurer accepts. The list includes licensed home inspectors, building code inspectors, roofing contractors and general contractors, engineers and architects. Ask your insurer or agent whom they take before you pay anyone. This rule applies to policies issued or renewed on or after July 1, 2022, and Senate staff note it does not apply to mobile home policies.

The roof section of the 4-point form records the covering material, roof age, remaining useful life, last permit date, the percentage replaced, overall condition and a list of damage items. Citizens requires a 4-point inspection for properties more than 20 years old, and asks for proof of five years of remaining life on shingle roofs older than 25 years. Your insurer decides what applies to you.

Before you call

What an inspection checks and when to order one

The inspector looks for cracking, curling, granule loss, exposed asphalt or felt, loose or missing tabs, soft decking and visible leaks in the attic and on ceilings. Photos of each roof slope go with the report.

Order one when you buy or sell a house, when an insurer sends a letter about roof age, or after a storm. Hurricane Milton in 2024 brought a 50 kt gust and 6.03 inches of rain to Inverness airport. Roofs that took that rain are worth a look even without a visible leak.

Florida law bars roofing contractors from offering anything of value for a roof inspection or a claim, and from advising you on coverage. Ask your insurer or agent about what your policy covers. If a repair or replacement follows, the City of Inverness Permitting office handles roof permits inside city limits.

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Questions

Roof inspections in Inverness: questions

What is the 15 year roof rule in Florida?

It limits when an insurer can turn you away over roof age. Under Florida Statute 627.7011(5), an insurer cannot refuse or non-renew a policy solely because the roof is under 15 years old. For a roof 15 years or older, you may have an authorized inspector check it at your own expense. If the report shows 5 or more years of useful life left, age alone is not grounds to refuse or non-renew. With 78.5 percent of Inverness homes built before 2000, this rule reaches many owners here.

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

Related: Roof inspections

Who can inspect my roof for my insurer?

The inspector has to be one your insurer accepts. Florida lists licensed home inspectors, building code inspectors, roofing and general contractors, engineers and architects, plus anyone else the insurer recognizes as qualified. Call your insurer or agent first and ask whom they take, because paying for a report they reject wastes your money. In Inverness, where the median home dates to 1987, many owners will face this question. The Citizens roof form must be signed by a contractor, building code inspector or Florida-licensed home inspector, with photos of each slope.

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

Related: Roof inspections

How can you tell a good roofer in Inverness?

Start with the permit. Re-roof permits in Citrus County require product-approval installation documents, a Notice of Commencement where applicable, and inspection photos of every roof plane. Inverness runs its own permitting inside city limits, with a Roofing Affidavit form posted. A roofer who pulls the permit and gives you a contract with the state's required notices is following the rules. You can also check a contractor's license with the state before signing.

Source: Citrus County Building Division, Re-Roof Requirements (Roof Permits Only), revised 04/11/2024 (PDF), read Oct 5, 2026

Related: Roof inspections

Does a roof inspection cover the wind mitigation form?

It can, but it is a separate form. The wind mitigation form, OIR-B1-1802 (Rev. 04/26), records roof covering, deck attachment, roof-to-wall connections and sealed roof deck status. Much of that is in the attic, where homeowners cannot see it. The form is valid for up to five years if the structure has not changed materially. Ask your insurer how it applies discounts, since the state notice says they apply only to the hurricane-wind portion of a policy.

Source: OIR form, read Oct 4, 2026

Related: Roof inspections

Nearby

Roof inspections near Inverness

Sources for this page(42)
  1. 1.Median year homes were built: 1987. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), table B25035 (Median Year Structure Built), via Census Reporter API. Read Oct 5, 2026.
  2. 2.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), table B25035 (Median Year Structure Built), via Census Reporter API. Read Oct 5, 2026.
  3. 3.Median age: 59.3. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), table B01002 (Median Age by Sex), via Census Reporter API. Read Oct 5, 2026.
  4. 4.Owner-occupied share of occupied homes: 71%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), table B25003 (Tenure), via Census Reporter API. Read Oct 5, 2026.
  5. 5.U.S. Census Bureau ACS 2020-2024 5-year, tables B25035/B25024, via Census Reporter. Read Oct 5, 2026.
  6. 6.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Milton (AL142024). Read Oct 5, 2026.
  7. 7.Permit office: City of Inverness Permitting (Community Development). City of Inverness Permitting (Community Development). Read Oct 10, 2026.
  8. 8.City of Inverness, Permitting. Read Oct 5, 2026.
  9. 9.Mobile homes, share of housing units: 4.7%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), table B25024 (Units in Structure), via Census Reporter API. Read Oct 5, 2026.
  10. 10.Share of homes built before 2000: 78.5%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), table B25034 (Year Structure Built), via Census Reporter API. Read Oct 5, 2026.
  11. 11.Hurricane Hermine (2016). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Hermine (AL092016). Read Oct 5, 2026.
  12. 12.Citrus County Building Division, Re-Roof Requirements (Roof Permits Only), revised 04/11/2024 (PDF). Read Oct 5, 2026.
  13. 13.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  14. 14.Insp4pt 03 25. Read Oct 4, 2026.
  15. 15.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  16. 16.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  17. 17.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  18. 18.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  19. 19.OIR form. Read Oct 4, 2026.
  20. 20.Florida Office of Insurance Regulation. Read Oct 5, 2026.
  21. 21.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), table B01002 (Median Age by Sex), via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  22. 22.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), table B25003 (Tenure), via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  23. 23.City of Inverness Permitting (Community Development), City of Inverness Permitting. Read Oct 5, 2026.
  24. 24.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), table B25024 (Units in Structure), via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  25. 25.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), table B25034 (Year Structure Built), via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  26. 26.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Hermine (AL092016), NOAA National Hurricane Center. Read Oct 5, 2026.
  27. 27.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  28. 28.Citrus County Building Division, Citrus County Building Division. Read Oct 5, 2026.
  29. 29.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  30. 30.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  31. 31.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  32. 32.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  33. 33.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Helene (AL092024), NOAA National Hurricane Center. Read Oct 5, 2026.
  34. 34.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Inverness 2020 Census internal point (28.8447, -82.3424), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  35. 35.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Inverness 2020 Census internal point (28.8447, -82.3424), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  36. 36.FEMA OpenFEMA Disaster Declarations Summaries v2, DR-4280, FEMA. Read Oct 5, 2026.
  37. 37.Florida Statutes, section 489.113 (2026), Florida Legislature. Read Oct 5, 2026.
  38. 38.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.
  39. 39.Florida Building Commission, Florida Building Commission. Read Oct 5, 2026.
  40. 40.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  41. 41.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  42. 42.Wikipedia, "Inverness, Florida" (revision 1375227596), Wikipedia. Read Oct 5, 2026.

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Roof inspections in Inverness

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