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Inspections ยท Holmes Beach

Roof inspections in Holmes Beach, FL

Mobile homes make up only 0.7 percent of the housing units in Holmes Beach, so nearly every roof here sits on a site-built house. Many of those houses are old. A roof inspection tells you how much life the covering has left and what to do before an insurer asks.

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Updated October 2026

Sun setting over calm open water under pink and orange clouds.
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: SunsetHolmesBeachFlorida sunset over open water by Bobpinz, CC BY-SA 4.0, cropped

Holmes Beach figures this page uses

Median year homes were built
1975
Share of homes built before 2000
91.1%
Share of homes built before 1980
69.4%
Median age
69.2yrs

Housing age

How old are the homes under these roofs?

The median home here was built in 1975, and 69.4 percent of homes predate 1980. Another 91.1 percent were built before 2000. That suggests many of these homes have had at least one reroof, and some roofs are likely near or past the 15-year mark.

Roof age and house age are different things. A 1975 house may have a roof from 2019, and a 1998 house may still have its first. An inspector reads the covering itself and checks the permit record with the Holmes Beach Building Department.

Residents skew older too. The median age is 69.2 years, and 89.2 percent of occupied homes are owner-occupied. Most people deciding about a roof here are the ones who will pay for it and live under it.

15-year rule

Florida's 15-year roof rule and the 4-point form

Once a Holmes Beach roof reaches 15 years, state law gives you a choice. You may hire an authorized inspector, at your own cost, before the insurer acts on the roof's age. A result of 5 or more years of useful life left bars the insurer from dropping you for age alone. Your insurer or agent can tell you how this applies to your own policy, so put the question to them.

The inspector must be on your insurer's list. The statute names home inspectors, roofing contractors, engineers and architects, and lets the insurer recognize others. Ask the insurer who it accepts before you book anyone.

The roof section of the 4-point form records covering material, roof age, remaining useful life, last permit date, partial replacement and overall condition. Citizens asks for the form on properties over 20 years old, and the 1975 median build year here suggests many homes pass that line. Photos of every slope let it take the place of the separate roof inspection form.

Timing

When to order a roof inspection

  • Before you buy: with a 1975 median build year, ask for the roof's age and permit history.
  • Before you sell: a written inspection answers a buyer's first question.
  • After an insurer letter about roof age: the inspection is the step the 15-year rule gives you.
  • After a storm: Anna Maria Island was heavily damaged by surge in Hurricane Helene in 2024, and wind can loosen a roof even when no water reaches it.

A roof inspection for an insurer checks cracking, curling, granule loss, exposed felt, missing tabs and soft decking. It also looks for leaks in the attic and on ceilings. Manatee County has seen more than 10 inches of rain from Hurricane Hermine in 2016, so attic stains deserve a look.

A roofing contractor may not offer you anything of value for an inspection or advise you on what your policy covers. Take coverage questions to your insurer.

Request a roof inspection

Questions

Roof inspections in Holmes Beach: questions

Does my insurer have to let me inspect an older Holmes Beach roof?

It does apply, provided the roof is 15 years old or older. Under Fla. Stat. 627.7011(5), the insurer must allow you to have an authorized inspector check the roof at your expense. An inspection showing 5 or more years of useful life remaining means the insurer may not refuse coverage or non-renew based only on the roof's age. With 91.1 percent of Holmes Beach homes built before 2000, many owners here may face this question.

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 counts as an authorized inspector?

Your insurer decides who it accepts. The statute lists home inspectors, building code inspectors, roofing and general contractors, professional engineers and architects, and lets the insurer recognize others. Holmes Beach homes have a median build year of 1975, so many owners may need this inspection. Before hiring anyone, request the insurer's list from them.

Source: U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25035, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

How old are the homes in Holmes Beach?

The median home was built in 1975, and 69.4 percent of homes were built before 1980. About 91.1 percent predate 2000. Those numbers describe the houses, not the roofs, so many roofs may have been replaced since. An inspection and the permit record show the actual roof age.

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

Related: Roof inspections

What does the 4-point form ask about my roof?

The roof section records the covering material, roof age, remaining useful life, date of the last roofing permit, whether the replacement was full or partial, and the overall condition. It also lists damage such as cracking, curling and soft decking. Citizens asks for the form on properties over 20 years old, and the median Holmes Beach home was built in 1975.

Source: U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25035, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

Nearby

Roof inspections near Holmes Beach

Sources for this page(32)
  1. 1.Median year homes were built: 1975. 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 2000: 91.1%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  3. 3.Share of homes built before 1980: 69.4%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  4. 4.Permit office: City of Holmes Beach - Building Department. City of Holmes Beach - Building Department. Read Oct 10, 2026.
  5. 5.Median age: 69.2. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B01002, via Census Reporter API. Read Oct 5, 2026.
  6. 6.Owner-occupied share of occupied homes: 89.2%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  7. 7.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Helene. Read Oct 5, 2026.
  8. 8.Wikipedia, "Holmes Beach, Florida" (secondary source). Read Oct 5, 2026.
  9. 9.Hurricane Hermine (2016). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Hermine. Read Oct 5, 2026.
  10. 10.Hurricane Eta (2020). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta. Read Oct 5, 2026.
  11. 11.Mobile homes, share of housing units: 0.7%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  12. 12.Insp4pt 03 25. Read Oct 4, 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.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  16. 16.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  17. 17.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  18. 18.U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25035, via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  19. 19.City of Holmes Beach - Building Department, City of Holmes Beach. Read Oct 5, 2026.
  20. 20.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Hermine, NOAA National Hurricane Center. Read Oct 5, 2026.
  21. 21.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta, NOAA National Hurricane Center. Read Oct 5, 2026.
  22. 22.Fla. Stat. 489.147-, Florida Legislature. Read Oct 4, 2026.
  23. 23.U.S. Census Bureau ACS 2020-2024 5-year, tables B25034 and B25035, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  24. 24.City of Holmes Beach, Building Department (official), City of Holmes Beach. Read Oct 5, 2026.
  25. 25.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  26. 26.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  27. 27.U.S. Census Bureau, Census 2020 place geography (AREALAND/AREAWATER) via TIGERweb tigerWMS_Census2020, U.S. Census Bureau. Read Oct 5, 2026.
  28. 28.Wikipedia, "Manatee County, Florida" and "Longboat Key, Florida" (secondary), Wikipedia. Read Oct 5, 2026.
  29. 29.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Holmes Beach 2020 Census internal point (27.5106, -82.7155), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  30. 30.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Holmes Beach 2020 Census internal point (27.5106, -82.7155), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  31. 31.NOAA NCEI U.S. Climate Normals 1991-2020, station USW00012871 SARASOTA BRADENTON AP, NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  32. 32.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.

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Roof inspections in Holmes Beach

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