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Inspections ยท Orange County

Roof inspections in Orange County, FL

Just 19.3 percent of Orange County homes were built in 2010 or later, so roughly four in five are old enough that an original roof would now be past the 15-year mark Florida insurers watch. A roof inspection in Orange County answers what their forms ask: the roof's age, remaining life, damage and how it is attached.

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Updated October 2026

Modernist city hall with a flagpole and lawn under a cloudy sky, with a seal on the facade.
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: Winter Park City Hall FL by Connor Williams, CC BY 2.0, cropped

Roof inspections in Orange County, in short

Florida bars an insurer from dropping a homeowner's policy just because the roof is under 15 years old. For an older roof, it must let you show remaining life with an inspection before requiring a new one. Citizens asks for a 4-point report on homes over 20 years old. With the county's median home built in 1994, most original roofs here are past both lines.

Sources for this answer

Orange County figures

The Orange County numbers behind this page

Share of homes built 2010 or later
19.3%
Median year homes were built
1994
Mobile homes, share of housing units
3.1%

Insurance forms

What Florida insurers ask about an Orange County roof

Three forms do most of the asking. The 4-point inspection covers electrical, plumbing, HVAC and the roof, and Citizens Property Insurance requires one on applications for properties more than 20 years old. Its roof section records the covering, the roof's age and remaining useful life, the last roofing permit, any partial replacement, overall condition and visible damage.

Citizens' Roof Inspection Form, RCF-1, looks at the roof alone and needs photos of every slope. It must be signed by a general, residential, building or roofing contractor, a building code inspector or a Florida-licensed home inspector.

The wind mitigation form, OIR-B1-1802 (Rev. 04/26), is about construction rather than condition: how the deck is attached, how the roof meets the walls, the roof's shape and whether there is a secondary water barrier. It stays valid for up to five years if nothing material changes.

Roof age

The 15-, 20- and 25-year lines, applied here

Florida's 15-year rule, Fla. Stat. 627.7011(5), keeps an insurer from turning down or non-renewing a homeowner's policy over roof age alone while the roof is younger than 15. After that, the insurer has to accept an inspection by an authorized inspector, paid by the homeowner, before demanding replacement, and if the roof shows at least 5 years of useful life, age alone is not a reason to refuse.

Citizens draws a second line at 25 years for shingle roofs and 50 for tile, metal, clay or concrete: past those ages, it wants documentation of at least five more years of useful life. For insurance, roof age runs from the last time 100 percent of the roof was replaced, so a patch does not reset it.

With the county's median home built in 1994, a typical-age house that still has its first shingle roof is past even the 25-year line.

The 15-year rule applies to homeowner policies issued or renewed on or after July 1, 2022, and Senate staff note it does not reach mobile home policies, which matters for the 3.1 percent of Orange County housing units that are mobile homes.

On the roof

What an inspector checks on an Orange County house

  • Covering: cracks, cupping or curling, heavy granule loss, exposed felt, and missing or loose shingles or tiles.
  • Deck: soft spots underfoot and, from the attic, how the sheathing is fastened, from staples to 8d nails.
  • Roof-to-wall: toenails, clips, single wraps, double wraps or structural ties, graded weakest to strongest on the wind form.
  • Water: stains on the underside of the deck and on ceilings below.
  • Records: the date of the last roofing permit, which the 4-point form asks for.

After a named storm, the same checklist becomes a damage record. Hurricane Milton's 2024 pass left 79 structures in Orange County with minor damage and 32 with major damage, and minor damage is the kind that can go unnoticed until the next insurance inspection.

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Inspections

Roof inspections by town in Orange County

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Ranges come from published Florida cost guides. They are not South Fork Roofing's prices.

Questions

Roof inspections in Orange County: questions

What is a roof certification, and do Orange County insurers want one?

No Florida statute defines a "roof certification." In practice the phrase means an insurer's roof condition form; Citizens' RCF-1 was once titled the Roof Condition Certification Form. Whether your insurer wants one depends on its underwriting rules and your roof's age. With the median Orange County home built in 1994, many houses carry roofs old enough to draw the question. Ask your agent which form the insurer accepts, then have it completed by someone the form allows to sign.

Does my Orange County home need a 4-point inspection?

If you are applying to Citizens and the property is more than 20 years old, yes; Citizens requires one on those applications. Other insurers set their own rules, so ask your agent. In Orange County that age line catches a lot of houses: the median home was built in 1994, and just 19.3 percent date from 2010 or later. The roof section of the 4-point form can take the place of Citizens' separate roof form when it includes photos of every slope.

Is a wind mitigation inspection worth it on an older Orange County house?

It depends on the house and the insurer. Florida requires insurers to offer discounts, credits or deductible reductions for proven wind-resistant features such as roof strength and roof-to-wall connections, and the inspection form, OIR-B1-1802, stays valid for up to five years. The state's notice adds that the discounts apply only to the hurricane-wind portion of a policy and are not calculated cumulatively. Given the county's 1994 median, many Orange County homes were built before the 2002 statewide code, and a re-roof is the moment the deck nailing and secondary water barrier get upgraded.

What will fail a roof inspection in Florida?

There is no single pass-or-fail test, but insurers' forms flag the same items: cracked, cupped or curled shingles, heavy granule loss, exposed felt, missing or loose tabs or tiles, soft decking, hail marks and leaks visible in the attic or on ceilings. For Citizens, a shingle roof past 25 years also needs proof of at least five years of remaining life. In Orange County, storms add their own marks; Hurricane Milton alone left 188 structures affected in 2024.

Orange County

More in Orange County

Sources for this page(29)
  1. 1.Share of homes built 2010 or later: 19.3%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  2. 2.Median year homes were built: 1994. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  3. 3.Mobile homes, share of housing units: 3.1%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  4. 4.Hurricane Milton (2024). NWS Melbourne, County Impacts Associated with Milton (2024). Read Oct 5, 2026.
  5. 5.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  6. 6.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  7. 7.Insp4pt 03 25. Read Oct 4, 2026.
  8. 8.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  9. 9.Florida Statutes, section 627.0629 (2026). Read Oct 4, 2026.
  10. 10.OIR form. Read Oct 4, 2026.
  11. 11.Florida Office of Insurance Regulation. Read Oct 5, 2026.
  12. 12.Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26). Read Oct 4, 2026.
  13. 13.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  14. 14.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  15. 15.Florida OIR, Uniform Mitigation Verification Inspection Form OIR-B1-1802. Read Oct 4, 2026.
  16. 16.OIR form Rev. 01/12 and 04/26. Read Oct 4, 2026.
  17. 17.FBCR Ch. 9. Read Oct 4, 2026.
  18. 18.Citizens Property Insurance Corporation, inspections FAQ. Read Oct 4, 2026.
  19. 19.FBCR 2023 Ch. 9. Read Oct 4, 2026.
  20. 20.FBC-Building 2023 Chapter 2 definitions. Read Oct 5, 2026. Unofficial transcription; verify on floridabuilding.org.
  21. 21.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13. Read Oct 5, 2026.
  22. 22.Miami-Dade County RER notice. Read Oct 5, 2026.
  23. 23.Senate SB 808 staff analysis pp. 3-4. Read Oct 5, 2026.
  24. 24.Florida Building Commission, "Florida Building Code Effective Dates". Read Oct 5, 2026.
  25. 25.NOAA National Hurricane Center, Tropical Cyclone Climatology. Read Oct 5, 2026.
  26. 26.Owens Corning, "3 Signs That It's Time to Replace Your Roof". Read Oct 5, 2026.
  27. 27.Florida Statutes, section 553.842 (2026). Read Oct 5, 2026.
  28. 28.FBC-B 2023 Ch. 1. Read Oct 5, 2026.
  29. 29.U.S. Census Bureau, ACS 2020-2024 5-year, table B25035 (median year structure built) for Winter Park, Conway, Fairview Shores, Belle Isle, Edgewood, Eatonville, Pine Castle, Horizon West, Oakland, Meadow Woods and Winter Garden, via Census Reporter API, U.S. Census Bureau. Read Oct 5, 2026. Used only to compare each town's median year built with the county's 1994 median; no town figure is printed on the county pages.

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Roof inspections in Orange County

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