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Inspections ยท Pine Hills

Roof inspections in Pine Hills, FL

Mobile homes are 3.4 percent of Pine Hills housing units, and they follow the HUD code, not the Florida Building Code. Most other homes here are site-built, and 49 percent were built before 1980. A roof inspection tells you how much life the covering has left.

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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.

Pine Hills figures this page uses

Median year homes were built
1980
Share of homes built before 1980
49%
Owner-occupied share of occupied homes
55.4%
Mobile homes, share of housing units
3.4%

Housing age

Why age matters for Pine Hills roofs

The median Pine Hills home was built in 1980, against 1994 for Orange County as a whole. Only 1.5 percent of local housing units date from 2010 or later, while countywide the share is 19.3 percent. That suggests many Pine Hills roofs have been replaced at least once, and some may be due again.

Section 627.7011(5) of the Florida Statutes sets the 15-year line for homeowner roofs. Once yours reaches 15 years, your insurer must allow an authorized inspector to examine it, paid for by you. A finding of 5 or more years of useful life blocks refusal or non-renewal based only on age.

The statute defines who counts as an authorized inspector, and your insurer has to accept that person. The list includes licensed home inspectors, building code inspectors, roofing contractors, engineers and architects. Ask your insurer or agent which of them it takes before you pay anyone.

Inspection scope

What the inspection checks

The roof section of the 4-point form records the covering material, roof age, remaining useful life, the date of the last roofing permit, and whether any replacement was full or partial. Citizens asks for that form on properties past 20 years old. In Pine Hills, that covers roughly half the homes.

  • Cracking, cupping or curling, and excessive granule loss
  • Exposed asphalt or exposed felt
  • Missing, loose or cracked tabs or tiles
  • Soft spots in the decking
  • Leak stains in the attic and on interior ceilings

For soft roofs such as shingle, Citizens asks for documentation of at least five years of remaining life once the roof passes 25 years. The line for hard roofs such as tile or metal is 50 years.

Timing

When to order a roof inspection in Pine Hills

Order one before you buy or sell, when your insurer sends a roof-age letter, and after a wind event. About 55.4 percent of occupied Pine Hills homes are owner-occupied, so many roofs belong to people who will face an age letter at renewal. A written inspection gives you something to hand your agent.

Hurricane Irma put a peak gust of 69 knots at Orlando International, and Hurricane Ian ended with a man falling from a ladder while clearing storm debris from his roof. Do not climb up yourself. Have the roof checked from the ground and attic first.

Repairs that follow an inspection need a permit from the Orange County Division of Building Safety, which takes applications through its Fast Track portal. For mobile homes, confirm the HUD-code requirements with that office.

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Questions

Roof inspections in Pine Hills: questions

How old does a roof have to be before my insurer can ask about it in Pine Hills?

Florida law treats 15 years as the line. An insurer may not refuse or renew a policy solely because a roof is under 15 years old. Once the roof reaches 15 years or older, you may arrange for an authorized inspector to examine it, and you would pay for that visit. With 49 percent of Pine Hills homes built before 1980, many owners here will meet this rule at renewal.

Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25034, read Oct 5, 2026

Related: Roof inspections

Can a roofer inspect my roof for my insurer?

Yes, if your insurer accepts that roofer as an authorized inspector. The statute lists roofing contractors among the qualified groups, along with licensed home inspectors, engineers and architects. Citizens also takes a roofing contractor's signature on its roof inspection form, with photos of each slope. With a median Pine Hills build year of 1980, plenty of local owners may need that form. Check with your insurer or agent before booking.

Source: Florida Statutes, section 627.7011 (2026), read Oct 5, 2026

Related: Roof inspections

Does the inspection rule apply to my mobile home in Pine Hills?

Mobile homes are 3.4 percent of Pine Hills housing units. The 15-year roof section in the statute does not apply to mobile home policies, according to Senate staff. Mobile homes also follow the HUD code rather than the Florida Building Code. Ask your insurer which roof documents it wants, and confirm permit rules with the Orange County Division of Building Safety.

Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

Will a contractor inspect my roof for free and file a claim?

Be careful. Florida Statute 489.147 bars roofing contractors from offering anything of value for a roof inspection or a claim. They may not advise on coverage unless licensed as a public adjuster. Your insurer needs to receive notice of a new claim no later than 1 year after the date of loss. After Hurricane Irma's 69-knot gust at Orlando International, Orange County owners saw many such offers. For any coverage questions, your insurer or agent is the right place to ask.

Source: Florida Statutes, section 489.147 (2026), read Oct 4, 2026

Related: Roof inspections

Nearby

Roof inspections near Pine Hills

Sources for this page(34)
  1. 1.Median year homes were built: 1980. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  2. 2.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25035. Read Oct 5, 2026.
  3. 3.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25034. Read Oct 5, 2026.
  4. 4.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, tables B25034/B25035. Read Oct 5, 2026.
  5. 5.Share of homes built before 1980: 49%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  6. 6.Owner-occupied share of occupied homes: 55.4%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  7. 7.Hurricane Irma (2017). NWS Melbourne, Post Tropical Cyclone Report: Hurricane Irma (2017). Read Oct 5, 2026.
  8. 8.Hurricane Ian (2022). NWS Melbourne, Post Tropical Cyclone Report: Hurricane Ian (2022). Read Oct 5, 2026.
  9. 9.Hurricane Matthew (2016). NWS Melbourne, Post Tropical Cyclone Report: Hurricane Matthew (2016). Read Oct 5, 2026.
  10. 10.Permit office: Orange County Division of Building Safety. Orange County Division of Building Safety. Read Oct 10, 2026.
  11. 11.Orange County Government, Division of Building Safety. Read Oct 5, 2026.
  12. 12.Mobile homes, share of housing units: 3.4%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  13. 13.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  14. 14.Insp4pt 03 25. Read Oct 4, 2026.
  15. 15.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  16. 16.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  17. 17.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  18. 18.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  19. 19.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  20. 20.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  21. 21.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  22. 22.NWS Melbourne, Post Tropical Cyclone Report: Hurricane Irma (2017), National Weather Service. Read Oct 5, 2026.
  23. 23.NWS Melbourne, Post Tropical Cyclone Report: Hurricane Ian (2022), National Weather Service. Read Oct 5, 2026.
  24. 24.NWS Melbourne, Post Tropical Cyclone Report: Hurricane Matthew (2016), National Weather Service. Read Oct 5, 2026.
  25. 25.Orange County Division of Building Safety, ocfl.net. Read Oct 5, 2026.
  26. 26.Fla. Stat. 489.147-, Florida Legislature. Read Oct 4, 2026.
  27. 27.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  28. 28.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  29. 29.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  30. 30.NOAA NCEI, U.S. Climate Normals 1991-2020 (annual/seasonal), access-data API, NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  31. 31.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Pine Hills 2020 Census internal point (28.5818, -81.4695), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  32. 32.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  33. 33.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  34. 34.Fla. Stat. 489.105(3)(e), Florida Legislature. Read Oct 5, 2026.

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Roof inspections in Pine Hills

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