Osceola County · Census-designated place

Roofing in Four Corners, Florida

Half the homes in Four Corners went up around 2005, and the median build year is 2005, against 2002 countywide. That makes this a young town for roofing. Few roofs here are old, but permits depend on which county your lot sits in, and the Florida roof rules still apply.

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Updated October 2026

View from a roof ridge over dark gray architectural shingles toward the street, with two workers beside a black pickup and a gray roll-off container at the curb.

At a glance

Four Corners homes at a glance

People (2020 Census): 56,381
Median year homes were built: 2005
Share of homes built before 1980: 3.5%
Share of homes built 2010 or later: 33.8%
Owner-occupied share of occupied homes: 51.8%

Census figures; each one is listed in the sources at the end of this page.

Housing age

How old are Four Corners homes and roofs?

Only 3.5 percent of housing units here were built before 1980. Countywide the figure is 11.3 percent. Osceola County has about three times the share of pre-1980 homes that Four Corners has. Few homes in town should have roofs from that era.

A third of the housing, 33.8 percent, dates from 2010 or later. Build year describes the house, not the shingles on it. A 2005 home may carry its original roof or a replacement. Check the roof's own installation date, or ask the building office.

Insurer rules start at the 15-year mark. Under Fla. Stat. 627.7011(5), an insurer may not refuse or non-renew a policy solely because a roof is under 15 years old. Past 15 years, you may hire an authorized inspector at your own expense. If the report shows 5 or more years of useful life left, age alone cannot be the reason for refusal.

Permits

Who issues your roof permit in Four Corners?

Four Corners is unincorporated and straddles county lines. The building office of the county your property sits in issues the permit. Parts of town fall in Polk County and Lake County, and the rest is handled by Osceola County or Orange County. Look up your parcel's county before you call anyone.

Osceola County's HB 803 (2026) permit exemption covers only qualifying work on single-family homes. Structural work is left out, and so is any lot lying partly or wholly in a flood hazard area. Single-family detached homes are 48.6 percent of housing here, so many properties are not that type. Ask the building office whether your lot qualifies before you skip a permit.

Your permit has its own deadlines. Under FBC-B section 105.4.1 it becomes invalid if work does not start within 6 months, or if work stops for 6 months. The owner should also record a Notice of Commencement before the first inspection.

Building permits

Orange County Division of Building Safety / Osceola County Building Office (Building and Permits)

Official building page

Office names and links only. Fees, forms and timing change; check the official page.

Repair rule

The 25 percent rule and newer roofs

The 25 percent rule says you cannot repair, replace or recover more than 25 percent of a roof section in any 12-month period unless the whole roof section is brought up to current code. The exception covers a roof that was itself built, repaired or replaced under the 2007 Florida Building Code or later. For such a roof, current code applies to the repaired part alone.

The 2007 code became effective March 1, 2009, so a Four Corners roof installed after that date may qualify. A roof from before it may not. Ask the permit office which code applied to your last roof work. The 2023 code is in force now, and the Ninth Edition applies to applications filed on or after December 31, 2026.

Water is 6.7% of the place's total area.

Local weather

Storms, rain and manufactured homes in Four Corners

Hurricane Irma in 2017 left 95 structures in Osceola County with major damage and 23 destroyed. Gusts at Kissimmee Gateway Airport reached 58 knots. Ian in 2022 mainly brought flooding, and Milton in 2024 brought gusts of 55 to 65 mph and 3 to 5 inches of rain.

Rain here is heavy and seasonal. Kissimmee averages 52.57 inches a year, with 24.77 inches falling from June through August. A 10-year storm drops 6.03 inches in 24 hours at this town. Water covers 6.7 percent of Four Corners' area, against 11.9 percent countywide, but flood rules still matter on low lots.

About 6.6 percent of Four Corners housing units are mobile homes, close to the county's 6.7 percent. Their roofs follow the federal HUD code, not the Florida Building Code's 2002 line. Ask the building office what applies to yours.

Services

Roofing services in Four Corners

Questions

Four Corners roofing questions

What is the 25% roof rule in Florida?

Florida's code limits repairs to 25 percent of a roof section in any 12-month period. Go past that and the whole section must meet current code. The exception covers a roof built, repaired or replaced under the 2007 Florida Building Code or later, which took effect March 1, 2009. With a median build year of 2005 in Four Corners, many homes may have had work after that date, so check your permit records.

Source: 2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), read Oct 5, 2026

Related: Roof replacement

Does my insurer need to inspect a roof under 15 years old?

No. Under Fla. Stat. 627.7011(5), an insurer may not refuse or non-renew a homeowner's policy solely because the roof is under 15 years old. Four Corners has a median build year of 2005, and 33.8 percent of homes were built in 2010 or later, so many roofs here are likely under or near that line. Ask your agent how your insurer handles roof age.

Source: Florida Statutes, section 627.7011 (2026), read Oct 4, 2026

Related: Roof inspections

Which office permits a roof in Four Corners?

The building office of the county your property sits in. Four Corners is an unincorporated area that straddles county lines, with parts in Osceola, Orange, Polk and Lake Counties. Look up your parcel's county first. Osceola County's building office handles lots in its territory. If you are unsure, ask the building offices which one covers your lot before you sign a contract.

Source: Orange County Division of Building Safety / Osceola County Building Office (Building and Permits), read Oct 5, 2026

Related: Roof replacement

Can I skip a permit under the new Osceola County exemption?

Only for qualifying work. Osceola County says the HB 803 (2026) exemption applies to single-family homes, and structural work and flood hazard area lots fall outside it. Single-family detached homes are 48.6 percent of Four Corners housing, so many homes are other types. Confirm your exact property and project with the building office before work starts.

Source: Osceola County, Building and Permits, read Oct 5, 2026

Related: Roof replacement

How much rain should my roof and gutters handle?

A 10-year storm at Four Corners drops 6.03 inches in 24 hours, and a 100-year storm drops 10.4 inches. In a 10-year storm, a 1-hour rain falls at 2.78 inches an hour. Kissimmee averages 52.57 inches a year, with 24.77 inches from June through August. Roof drainage should be sized for those short, heavy downpours.

Source: NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Four Corners 2020 Census internal point (28.3332, -81.6475), read Oct 5, 2026

Related: Gutters

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Roofing in Four Corners, Florida

Four Corners homes at a glance

Roofing services in Four Corners

What is the 25% roof rule in Florida?

Does my insurer need to inspect a roof under 15 years old?

Which office permits a roof in Four Corners?

Can I skip a permit under the new Osceola County exemption?

How much rain should my roof and gutters handle?

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Roofing in Four Corners: tell us about yours.