Roof inspections in Pine Castle, FL

Under Fla. Stat. 627.7011(5), an insurer cannot refuse to issue or renew your homeowner's policy solely because the roof is under 15 years old. Once a roof is 15 or older, the insurer must let you have an authorized inspector check it, at your expense. If that inspection shows 5 or more years of useful life left, the insurer cannot refuse or non-renew only for age.

The authorized inspector has to be someone your insurer recognizes. Under the statute, a licensed home inspector, an engineer or a roofing contractor can qualify, among others. Call your insurer or agent for their list before booking, because the choice is theirs to accept.

For Pine Castle homes more than 20 years old, Citizens requires a 4-point inspection that includes the roof. The roof section records the covering, age, remaining useful life, last permit date, any partial replacement and the damage list. Citizens also wants five years of remaining life documented for shingle roofs older than 25 years.

Whether any of this affects your own policy is a question for your insurer or agent.

• Cupping, cracking and heavy granule loss on the shingles
• Exposed felt, and missing or loose tabs
• Soft decking underfoot
• Water marks on interior ceilings or the underside of the decking

For a wind mitigation form, the inspector also records attic items you cannot see: deck nailing, roof-to-wall connectors and any sealed roof deck. The current form, OIR-B1-1802, is valid for up to five years if nothing material changes on the house.

Good times to book are a purchase or sale, a roof-age letter from your insurer, or the days after high wind. Orange County recorded a peak gust of 69 kt at Orlando International in Hurricane Irma. For any storm claim, notice must reach your insurer within 1 year of the loss date.

Florida bars contractors from offering anything of value for a roof inspection or a claim. They also cannot advise on what your policy covers. Take coverage questions to your insurer. If a roof was repaired or replaced, confirm the permit history with the Orange County Division of Building Safety.