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Inspections ยท Town 'n' Country

Roof inspections in Town 'n' Country, FL

Mobile homes make up 10 percent of the housing units in Town 'n' Country, and they follow different roof rules than site-built houses. For most other homes here, 80.4 percent were built before 2000. An inspection tells you what condition the roof is in today.

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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.

Town 'n' Country figures this page uses

Median year homes were built
1984
Share of homes built before 1980
37.7%
Mobile homes, share of housing units
10%
Owner-occupied share of occupied homes
60.2%

Housing age

How old are the roofs in Town 'n' Country?

Homes here lean old. The median build year is 1984, and 37.7 percent of homes went up before 1980. The original builder, LaMonte-Shimberg, put up nearly 8,000 houses and townhouses from 1958 to 1978. A house that age has been reroofed at least once. Whether the reroof is recent or already near its end is what an inspection settles.

Mobile homes are a separate case. They follow the federal HUD code, not the Florida Building Code's dates. Florida's 15-year roof rule for insurers also does not apply to mobile home policies, according to Senate staff. If your home is one of the 10 percent, ask the inspector how the roof was built and which rules apply to it.

Insurer rules

The 15-year rule and the 4-point roof section

Under Fla. Stat. 627.7011(5), an insurer cannot refuse to issue or renew a homeowner's policy solely because the roof is under 15 years old. Once a roof reaches 15 years, you may hire an authorized inspector, paid by you, before the insurer acts on age. A finding of 5 or more years of useful life left bars refusal or non-renewal over age alone.

With 60.2 percent of occupied homes here owner-occupied, many of you deal with this directly. Citizens asks for a 4-point inspection on properties over 20 years old. Its roof section records the covering, age, remaining useful life, last permit, and any damage. Citizens also wants proof of five years of remaining life on shingle roofs over 25 years old, and on tile, metal or similar roofs over 50.

Your insurer or agent is the right place to take any questions about coverage. An inspector reports roof condition and does not decide what a policy pays.

Inspection basics

What the inspector looks at, and good times to schedule

  • Cracking, curling or cupping, heavy granule loss, exposed asphalt or felt.
  • Missing, loose or cracked tabs or tiles.
  • Soft spots in the decking.
  • Stains or visible leaks on the underside of the decking and on ceilings.

For a wind mitigation form, the inspector also checks attic items you cannot see: deck nailing, roof-to-wall connectors and any sealed roof deck. He photographs them. The current form, OIR-B1-1802, stays valid up to five years if nothing about the structure changes.

Schedule one before a sale or purchase, after an insurer's age letter, or following a storm. Hurricane Eta in 2020 brought up to 10.64 inches of rain in Hillsborough County, and Irma in 2017 passed between Tampa and Orlando. Claim notice must reach your insurer within 1 year of the loss date, so do not wait.

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Questions

Roof inspections in Town 'n' Country: questions

Does the 15-year roof rule apply to my Town 'n' Country home?

Yes, Florida's 15-year roof rule applies to a homeowner's policy on your Town 'n' Country home. Fla. Stat. 627.7011(5) bars an insurer from declining to issue or renew a policy only because the roof has not yet reached 15 years of age. If the roof is 15 years or older, the insurer must let you have an authorized inspector check it at your expense. When your inspection shows 5 or more years of useful life remaining, the insurer cannot decline coverage or non-renew based on age alone. With 80.4 percent of homes here built before 2000, many owners will meet this rule.

Source: U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25034, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

Who can sign a roof inspection for my insurer?

Your insurer has to accept whoever carries out the inspection. Qualifying people include a licensed home inspector, a building code inspector, a licensed contractor, a professional engineer, or an architect. Citizens' roof form must be signed by a contractor, building code inspector or Florida-licensed home inspector, with photos of each roof slope. In Town 'n' Country, where 80.4 percent of homes predate 2000, ask your insurer first so you pay for only one inspection.

Source: U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25034, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

Does a roof repair here fall under the 25 percent rule?

Yes, if the repair touches more than 25 percent of the roof area in 12 months, the whole roof section must be replaced or recovered. The exception applies only to a roof that itself was built, repaired or replaced under the 2007 Florida Building Code or later. Unincorporated Town 'n' Country gets permits from the Hillsborough County building office, so confirm with them before work starts.

Source: Hillsborough County - Building Permits & Records (unincorporated Hillsborough County), read Oct 5, 2026

Related: Roof inspections

Can a roofer offer me something for an inspection?

No. Under Fla. Stat. 489.147, a contractor may not offer anything of value, such as a deductible waiver, for a roof inspection or a claim. A contractor also may not advise you on coverage unless licensed as a public adjuster. Contracts must carry a notice to check coverage with your insurer before signing. Hillsborough County storms like Hermine in 2016 bring door-to-door offers, so watch for this.

Source: NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Hermine, read Oct 5, 2026

Related: Roof inspections

Nearby

Roof inspections near Town 'n' Country

Sources for this page(38)
  1. 1.Median year homes were built: 1984. 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: 37.7%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  3. 3.Wikipedia, "Town 'n' Country, Florida" (secondary source). Read Oct 5, 2026.
  4. 4.Wikipedia articles for each place (secondary). Read Oct 5, 2026.
  5. 5.Mobile homes, share of housing units: 10%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  6. 6.Owner-occupied share of occupied homes: 60.2%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  7. 7.Hurricane Eta (2020). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta. Read Oct 5, 2026.
  8. 8.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma. Read Oct 5, 2026.
  9. 9.Permit office: Hillsborough County - Building Permits & Records (unincorporated Hillsborough County). Hillsborough County - Building Permits & Records (unincorporated Hillsborough County). Read Oct 10, 2026.
  10. 10.Wikipedia (Riverview, Brandon); U.S. Census Bureau ACS 2020-2024 table B25034. Read Oct 5, 2026.
  11. 11.Share of homes built before 2000: 80.4%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  12. 12.Hurricane Hermine (2016). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Hermine. Read Oct 5, 2026.
  13. 13.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  14. 14.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  15. 15.Insp4pt 03 25. Read Oct 4, 2026.
  16. 16.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  17. 17.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  18. 18.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  19. 19.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  20. 20.OIR form. Read Oct 4, 2026.
  21. 21.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  22. 22.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  23. 23.2023 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).
  24. 24.U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25034, via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  25. 25.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta, NOAA National Hurricane Center. Read Oct 5, 2026.
  26. 26.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma, NOAA National Hurricane Center. Read Oct 5, 2026.
  27. 27.Hillsborough County - Building Permits & Records (unincorporated Hillsborough County), Hillsborough County. Read Oct 5, 2026.
  28. 28.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Hermine, NOAA National Hurricane Center. Read Oct 5, 2026.
  29. 29.Fla. Stat. 489.147-, Florida Legislature. Read Oct 4, 2026.
  30. 30.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.
  31. 31.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  32. 32.City of Tampa; City of Temple Terrace (official), City of Tampa. Read Oct 5, 2026.
  33. 33.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  34. 34.NOAA NCEI U.S. Climate Normals 1991-2020, station USW00012842 TAMPA INTL AP, NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  35. 35.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Town 'n' Country 2020 Census internal point (28.0102, -82.5772), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  36. 36.NWS Melbourne, Lightning Facts and Trivia, National Weather Service. Read Oct 5, 2026.
  37. 37.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  38. 38.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.

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Roof inspections in Town 'n' Country

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