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Inspections ยท Celebration

Roof inspections in Celebration, FL

Mobile homes are 0.2 percent of housing units in Celebration, so nearly every roof here sits on a site-built house. Only 0.9 percent of homes predate 1980, and the median home was built in 2004. Many roofs are likely past 15 years now, and that is when inspections start to matter.

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Updated October 2026

Wide downtown street lined with colourful two-storey buildings, palm trees, parked cars and a clear blue sky.
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: Celebration, the town that Disney built, Florida by traveljunction, CC BY-SA 2.0, cropped

Celebration figures this page uses

Median year homes were built
2004
Share of homes built before 1980
0.9%
Owner-occupied share of occupied homes
58.3%
Mobile homes, share of housing units
0.2%

Roof age

Celebration roof age and the 15-year line

The median Celebration home was built in 2004, against 2002 for Osceola County as a whole. Only 0.9 percent of homes here were built before 1980, while the county figure is 11.3 percent. That suggests many original roofs in town are well past 15 years old, though a re-roof may have replaced some.

Florida insurers watch the 15-year mark. Under 627.7011(5)(b), a roof younger than that cannot be the sole reason a company declines to write or renew your policy. After 15 years, the insurer must permit your own authorized inspector to examine the roof, paid for by you.

Say the inspection turns up 5 or more years of useful life still remaining on the roof. The insurer then cannot drop or non-renew you for roof age alone. A roofing contractor is one of the inspector types the statute names. Ask your insurer which kinds it accepts before you book anyone.

Inspection scope

What a Celebration roof inspection checks

Page one of the roof portion of the 4-point form asks for material, age, remaining life, last permit date, and the percentage of any partial replacement. The inspector also lists defects: cracking, curling, granule loss, exposed felt, loose tabs, soft decking and attic leaks.

Citizens sets different age lines by material: 25 years for shingle, 50 years for tile, slate, clay, concrete or metal. Past those lines it wants documentation of five more years of life. It also requires the 4-point inspection once a home passes 20 years. With a 2004 median build year, many Celebration homes are near that mark.

A separate wind mitigation inspection uses form OIR-B1-1802, valid up to five years if nothing changes. It checks attic items you cannot see: deck nailing, roof-to-wall connectors and any sealed roof deck. Ask your insurer how your wind discounts are applied.

Timing

When to order a roof inspection in Celebration

  • Before buying: the roof is the largest repair item in a home, and 58.3 percent of occupied homes here are owner-occupied, so many sellers will have a roof history to share.
  • Before selling: a current report answers a buyer's questions before they ask.
  • After an insurer letter about roof age: the 15-year inspection is your right, not the insurer's request.
  • After a storm: Hurricane Milton brought gusts of 55 to 65 mph to Osceola County in 2024.

After a storm, mind the deadlines. A new claim must reach your insurer within 1 year of the loss, a supplemental claim within 18 months. Florida law bars roofers from offering anything of value for an inspection or from advising on coverage. Your insurer or agent answers coverage questions.

Celebration is an unincorporated community, so roof permits come from the Osceola County Building Office. Confirm with that office whether a repair after an inspection needs one. The county's 2026 permit exemption covers only qualifying single-family work and excludes any property in a flood hazard area.

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Questions

Roof inspections in Celebration: questions

Do I need a roof inspection if my insurer says my roof is 15 years old?

You have the right to one, and it works in your favor. Once a roof reaches 15 years, your insurer must let an authorized inspector check it at your cost. A result showing 5 or more years of useful life means the company cannot non-renew you for age alone. With a 2004 median build year in Celebration, many owners may see this letter.

Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25035, read Oct 5, 2026

Related: Roof inspections

Who counts as an authorized roof inspector in Florida?

Your insurer has to accept the inspector, who must be one of several listed types. The list covers home inspectors, building code inspectors, general, building or residential contractors, roofing contractors, professional engineers and architects. Ask your insurer for its accepted list before booking, so the report counts. Osceola County homes are often newer, with a countywide median build year of 2002.

Source: 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

Related: Roof inspections

What does the 4-point form ask about my roof?

It asks for covering material, roof age, remaining useful life, the date of the last roofing permit, and whether a replacement was full or partial. Citizens requires the 4-point inspection for applications on homes more than 20 years old. In Celebration, where the median home was built in 2004, many homes are approaching that age.

Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25035, read Oct 5, 2026

Related: Roof inspections

Do mobile homes in Celebration follow the same insurer roof rule?

Very few are affected: mobile homes are 0.2 percent of housing units in Celebration, against 6.7 percent countywide. Senate staff say the 15-year roof rule in section 627.7011 does not reach mobile home policies. Your insurer or agent can confirm what your own policy actually says.

Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25024, read Oct 5, 2026

Related: Roof inspections

Nearby

Roof inspections near Celebration

Sources for this page(32)
  1. 1.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25035. 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 B25034. Read Oct 5, 2026.
  3. 3.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.
  4. 4.Median year homes were built: 2004. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  5. 5.Share of homes built before 1980: 0.9%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  6. 6.Osceola County, Building and Permits. Read Oct 5, 2026.
  7. 7.Owner-occupied share of occupied homes: 58.3%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  8. 8.Hurricane Milton (2024). NWS Melbourne, County Impacts Associated with Milton (2024). Read Oct 5, 2026.
  9. 9.Permit office: Osceola County Building Office (Building and Permits). Osceola County Building Office (Building and Permits). Read Oct 10, 2026.
  10. 10.Mobile homes, share of housing units: 0.2%. U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API. Read Oct 5, 2026.
  11. 11.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25024. Read Oct 5, 2026.
  12. 12.U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, table B25024. 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 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  16. 16.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  17. 17.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  18. 18.Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26). Read Oct 4, 2026.
  19. 19.OIR form. Read Oct 4, 2026.
  20. 20.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  21. 21.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  22. 22.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  23. 23.NWS Melbourne, County Impacts Associated with Milton (2024), National Weather Service. Read Oct 5, 2026.
  24. 24.Fla. Stat. 489.147-, Florida Legislature. Read Oct 4, 2026.
  25. 25.Osceola County Building Office (Building and Permits), Osceola County Building Office. Read Oct 5, 2026.
  26. 26.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 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.NWS Melbourne, Post Tropical Cyclone Report: Hurricane Irma (2017), National Weather Service. Read Oct 5, 2026.
  29. 29.NWS Melbourne, Post Tropical Cyclone Report: Hurricane Ian (2022), National Weather Service. Read Oct 5, 2026.
  30. 30.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Celebration 2020 Census internal point (28.3103, -81.5511), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  31. 31.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Celebration 2020 Census internal point (28.3103, -81.5511), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  32. 32.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.

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Roof inspections in Celebration

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