Roof inspections in Westchester, FL

Florida's roof-age statute, Fla. Stat. 627.7011(5), bars an insurer from refusing or non-renewing a homeowner's policy solely over a roof under 15 years old. Once your roof reaches 15, you may hire an authorized inspector at your own expense. If that inspection shows 5 or more years of useful life left, age alone cannot be the reason to refuse you.

Citizens Property Insurance asks for a 4-point inspection on properties more than 20 years old. In Westchester, with that 1971 median build year, many homes may reach that line. The roof section records the covering material, roof age, remaining useful life, last permit date, and any damage such as soft decking or leaks.

Citizens also wants documentation of five years of remaining life for shingle roofs older than 25 years and for tile or metal roofs older than 50 years. Your own insurer's rules may differ, so ask your agent which form it wants.

• Before you buy: the seller's roof age and the insurer's form will shape your coverage options.
• Before you sell: a written finding on remaining life answers a buyer's first question.
• After an insurer letter about roof age: the 15-year rule lets you answer with your own inspector.
• After a storm: Miami-Dade saw about 1,000 homes with major damage in Hurricane Irma, and the notice deadline for a new claim is 1 year from the date of loss.

Miami-Dade is one of the two counties in the High Velocity Hurricane Zone, so wind mitigation items matter here. A separate wind mitigation inspection uses form OIR-B1-1802, and it is valid for up to five years if nothing changes on the structure.

For roof work, permits come from Miami-Dade County Regulatory and Economic Resources, since Westchester is unincorporated. Confirm with that office whether your work needs one.