Roof inspections in Ocean Breeze, FL

Florida's roof-age statute, 627.7011(5), protects a young roof first: an insurer cannot turn away a homeowner solely because the roof is under 15 years old. Once a roof reaches 15 years, you may hire an authorized inspector, at your cost, before the insurer acts on age. Five or more years of remaining life on that report blocks refusal or non-renewal based only on age.

The statute has limits. It covers homeowners' policies issued or renewed from July 1, 2022 forward, and Senate staff say it does not reach mobile home policies. Because 22.5 percent of Ocean Breeze units are mobile homes, ask your agent which rule governs your home.

The roof section of the 4-point form records the covering material, roof age, remaining useful life, last roofing permit, whether the roof was replaced in full or in part, overall condition and the damage list. Citizens asks for that form on properties past 20 years of age, which in Ocean Breeze means the small share built before 1980.

An inspector looks for cracking, curling, heavy granule loss, exposed felt, loose or missing tabs and tiles, soft decking and visible leaks in the attic or on ceilings. A wind mitigation inspection adds attic items you cannot see from the ground: deck nailing, roof-to-wall connectors and any sealed roof deck.

• Buying or selling a home, so the roof's age and condition are on paper.
• An insurer letter that raises the roof's age.
• After a storm. Stuart's airport station recorded a 53-knot gust in Hurricane Matthew in 2016.
• A seasonal home that sat closed. 11.5 percent of units here are seasonal or occasional-use.

For work that follows an inspection, ask the Town of Ocean Breeze building and permitting office about the roof permit. Confirm with the building office before you hire anyone.