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Inspections ยท Keystone

Roof inspections in Keystone, FL

About 3.6 percent of Keystone housing units are mobile homes, so most roofs here sit on site-built houses, and 53.2 percent of all homes were built before 2000. Many of those roofs have likely been replaced once already. An inspection tells you what remains on yours before an insurer or a buyer asks.

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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.

Keystone figures this page uses

Median year homes were built
1999
Share of homes built before 1980
10.5%
Mobile homes, share of housing units
3.6%
Owner-occupied share of occupied homes
92.1%

Roof age

Which Keystone roofs face the 15-year question

The median Keystone home was built in 1999, and 10.5 percent date from before 1980. That suggests many original roofs are well past 15 years, and the oldest homes may be on a second or third covering. Roof age is a different question from house age, so check your own permit record.

Section 627.7011(5) draws its line at a roof 15 years old. Once your Keystone roof reaches that age, your insurer must allow an authorized inspector you hire to examine it. If that inspector finds 5 or more years of useful life left, age alone cannot be the reason for a refusal or non-renewal.

Citizens sets its own lines: documentation of five years of remaining life for shingle roofs older than 25 years, and for tile, slate or metal roofs older than 50 years. The statute's 15-year rule does not apply to mobile home policies, so owners of the 3.6 percent should ask their insurer how their policy handles roof age.

Inspection scope

What a roof inspection checks

The roof section of the 4-point form records the covering material, the roof's age, its remaining useful life, the date of the last roofing permit, and whether a replacement was full or partial. It also records overall condition. Photos of every slope let that section replace the separate Roof Inspection Form.

  • Cracked, cupped or curling shingles, and missing or loose tabs
  • Granule loss that exposes asphalt or felt
  • Soft spots in the decking
  • Stains or active leaks under the decking and on ceilings inside

A separate wind mitigation inspection looks at attic items you cannot see: deck nailing, roof-to-wall connections and any sealed roof deck. Form OIR-B1-1802 stays valid for up to five years unless the structure changes. Wind credits apply only to the hurricane-wind portion of your policy.

Timing

When to order an inspection in Keystone

With 92.1 percent of occupied homes owner-occupied, most inspections here come from owners facing an insurer letter, a sale or a purchase. Order one when a policy renewal notice raises roof age, before you list a house, or before you close on one. After a storm, order one when you see lifted tabs, stains or granules in the gutters.

Keep the 25 percent rule in mind before any repair. If more than 25 percent of a roof section is repaired or replaced in 12 months, the whole section must be replaced, unless the roof was built or redone to the 2007 Florida Building Code or later. Roof permits in unincorporated Keystone come from the Hillsborough County building office.

Your insurer or agent tells you what your policy covers. Florida law bars roofers from advising on coverage or offering anything of value for an inspection, so be wary of anyone who does.

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Questions

Roof inspections in Keystone: questions

What is the 15 year roof rule in Florida?

It is Fla. Stat. 627.7011(5). An insurer may not refuse to issue or renew a policy solely because the roof is under 15 years old. For an older roof, you may have an authorized inspector check it, and age alone cannot be the reason to non-renew if 5 or more years of life remain. In Keystone, 53.2 percent of homes predate 2000, so many owners meet this rule.

Source: Florida Statutes, section 627.7011 (2026), read Oct 4, 2026

Related: Roof inspections

Who counts as an authorized roof inspector in Florida?

Your insurer must accept the inspector, and the statute lists home inspectors, building code inspectors, general, building, residential or roofing contractors, professional engineers, architects, or anyone else the insurer recognizes as qualified. Ask your insurer which it accepts before you book. In Keystone, where 53.2 percent of homes predate 2000, this question comes up often.

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

Related: Roof inspections

Does the 15 year rule apply to Keystone mobile homes?

Florida's 15 year roof rule is in section 627.7011(5) of the Florida Statutes, and it protects a homeowner whose roof is 15 years or older. The insurer must allow the homeowner to have an authorized inspector check the roof at the homeowner's expense, and it may not refuse or non-renew the policy solely for roof age if the inspection shows 5 or more years of useful life remaining. The statute does not carve out mobile homes, so ask your insurer or agent how it applies to your policy. About 3.6 percent of Keystone housing units are mobile homes.

Source: U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25024, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

How long is a wind mitigation inspection good for in Hillsborough County?

The current form, OIR-B1-1802 (Rev. 04/26), is valid for up to five years, provided no material changes were made to the structure and no inaccuracies are found on the form. Hillsborough County saw Hurricane Irma in 2017 and Hurricane Eta in 2020, and the form asks about roof-to-wall connections, deck attachment and opening protection. Send the completed form to your insurer or agent.

Source: OIR form, read Oct 4, 2026

Related: Roof inspections

Nearby

Roof inspections near Keystone

Sources for this page(33)
  1. 1.Median year homes were built: 1999. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  2. 2.Share of homes built before 1980: 10.5%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  3. 3.Mobile homes, share of housing units: 3.6%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  4. 4.Owner-occupied share of occupied homes: 92.1%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  5. 5.Permit office: Hillsborough County - Building Permits & Records (unincorporated Hillsborough County). Hillsborough County - Building Permits & Records (unincorporated Hillsborough County). Read Oct 10, 2026.
  6. 6.Share of homes built before 2000: 53.2%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  7. 7.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma. Read Oct 5, 2026.
  8. 8.Hurricane Eta (2020). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta. Read Oct 5, 2026.
  9. 9.Wikipedia (Riverview, Brandon); U.S. Census Bureau ACS 2020-2024 table B25034. Read Oct 5, 2026.
  10. 10.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  11. 11.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  12. 12.Insp4pt 03 25. Read Oct 4, 2026.
  13. 13.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  14. 14.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  15. 15.OIR form. Read Oct 4, 2026.
  16. 16.Florida Office of Insurance Regulation. Read Oct 5, 2026.
  17. 17.2023 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).
  18. 18.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  19. 19.U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25024, via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  20. 20.Hillsborough County - Building Permits & Records (unincorporated Hillsborough County), Hillsborough County. Read Oct 5, 2026.
  21. 21.Fla. Stat. 489.147-, Florida Legislature. Read Oct 4, 2026.
  22. 22.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma, NOAA National Hurricane Center. Read Oct 5, 2026.
  23. 23.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta, NOAA National Hurricane Center. Read Oct 5, 2026.
  24. 24.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  25. 25.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  26. 26.Wikipedia articles for each place (secondary), Wikipedia. Read Oct 5, 2026.
  27. 27.NOAA NCEI U.S. Climate Normals 1991-2020, station USW00012842 TAMPA INTL AP, NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  28. 28.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Keystone 2020 Census internal point (28.1278, -82.6080), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  29. 29.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Hermine, NOAA National Hurricane Center. Read Oct 5, 2026.
  30. 30.Wikipedia, "Keystone, Florida" (secondary source), Wikipedia. Read Oct 5, 2026.
  31. 31.U.S. Census Bureau, Census 2020 place geography (AREALAND/AREAWATER) via TIGERweb tigerWMS_Census2020, U.S. Census Bureau. Read Oct 5, 2026.
  32. 32.NWS Melbourne, Lightning Facts and Trivia, National Weather Service. Read Oct 5, 2026.
  33. 33.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Keystone 2020 Census internal point (28.1278, -82.6080), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.

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Roof inspections in Keystone

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