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Inspections · South Palm Beach

Roof inspections in South Palm Beach, FL

South Palm Beach counts 0 percent of its housing units as mobile homes, so the Florida Building Code and the insurer's 15-year roof rule govern nearly every roof here. By our arithmetic, 75.9 percent of homes built before 1980 against the county's 33.5 percent shows how much older this town is. Many roofs here are likely past the 15-year mark.

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Updated October 2026

Cream-colored municipal building with arched entrances, palm trees and blue sky in daylight.
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: South Palm Beach FL town hall west side by CZmarlin — Christopher Ziemnowicz, releases all rights but a photo credit would be…, Public domain, cropped

South Palm Beach figures this page uses

Median year homes were built
1975
Seasonal, recreational or occasional-use homes (share of all units)
40.3%
Mobile homes, share of housing units
0%
Share of homes built before 1980
75.9%

Insurer rules

How the 15-year roof rule reaches your home

The median home here was built in 1975, while Palm Beach County's median is 1986. A median year built describes homes, not roofs, and most have been re-covered since. Still, 89.7 percent of units sit in buildings of 10 or more units, so roofs are often shared, and an association's roof date may be what an insurer asks about.

Under Fla. Stat. 627.7011(5), an insurer cannot turn down or drop a homeowner's policy solely because the roof is under 15 years old. When your roof turns 15 years old, you can pay for an authorized inspector yourself, and you can do so before the insurer demands a replacement. An insurer cannot refuse you on age alone when a report documents 5 or more years of remaining useful life. Your insurer or agent can explain how this fits your own policy.

Citizens Property Insurance sets its own lines. It wants documentation of at least five years of remaining life for soft roofs such as shingle older than 25 years, and hard roofs such as tile or metal older than 50 years. Its 4-point inspection, which includes a roof section, applies to properties more than 20 years old. Check with Citizens or your agent for your specific file.

Inspection scope

What an inspector checks on the roof

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 how much was replaced. It also records overall condition and any damage. A set of photos covering every slope can take the place of the stand-alone roof form.

  • Cracking, cupping or curling of the covering
  • Bare asphalt or felt showing through where granules have worn away
  • Missing, loose or cracked tabs or tiles
  • Soft spots in the decking
  • Signs of a leak might show up in your attic or as stains on the ceilings throughout your home.

A wind mitigation inspection is separate. It looks at attic items you cannot see, such as deck attachment and roof-to-wall connections. The current form, OIR-B1-1802 (Rev. 04/26), stays valid for up to five years if nothing material changes. The state says these discounts apply only to the hurricane-wind portion of your policy.

Timing

When to order one on a barrier island

Good times to order one are before a sale or purchase, after an insurer's roof-age letter, and after a storm. Hurricane Irma in 2017 put 2 to 4 feet of surge above ground along coastal Palm Beach County. This town sits between the Atlantic and the Intracoastal Waterway, so wind and water both reach the roofline.

With 40.3 percent of units held for seasonal or occasional use, many roofs go unwatched for months. That is a reason for a scheduled check before you leave in spring and when you return. Roof permit questions go to the Town of South Palm Beach Building Department.

Florida Statute 489.147 bars a roofer from giving you anything of value in return for an inspection, and from advising you about coverage. Every roof contract must carry a notice to check coverage with your insurer before signing.

Request a roof inspection

Questions

Roof inspections in South Palm Beach: questions

Does my South Palm Beach roof need an inspection at 15 years?

Florida law sets no 15-year inspection date. It says an insurer may not refuse or non-renew a policy solely because a roof is under 15 years old. At 15 years or older, you may have an authorized inspector check the roof at your expense, and a result of 5 or more years of useful life left means age alone cannot be the reason. Because 75.9 percent of homes here predate 1980, many owners will meet this question. Your insurer or agent can tell you how it applies.

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

Related: Roof inspections

Who counts as an authorized inspector in Florida?

The inspector must have your insurer's sign-off and be one of several types, such as a licensed home inspector, a certified building code inspector, a licensed general or roofing contractor, a professional engineer or an architect. Other inspectors may qualify too, at the insurer's discretion. Confirm with your insurer before you hire anyone, because the recognition is the insurer's call. In South Palm Beach, where 75.9 percent of homes predate 1980, ask early.

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

Related: Roof inspections

What does the roof section of the 4-point form record?

It records the covering material, roof age, remaining useful life, the date of the last roofing permit, whether the replacement was full or partial, and overall condition. It also lists damage such as cracking, missing tabs, soft decking and leaks. For properties more than 20 years old, the 4-point inspection is a Citizens requirement. With 1975 as the median year homes were built here, many South Palm Beach properties are past that line.

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

Related: Roof inspections

How long is a wind mitigation inspection good for?

The current form, OIR-B1-1802 (Rev. 04/26), is valid for up to five years if no material changes were made to the structure and no inaccuracies are found. Its questions cover the building code era, the roof covering, how the deck is attached, the roof-to-wall connections and the protection on openings. Discounts apply only to the hurricane-wind portion of your policy. Ask your insurer or agent what credits your policy offers.

Source: Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26), read Oct 4, 2026

Related: Roof inspections

Nearby

Roof inspections near South Palm Beach

Sources for this page(36)
  1. 1.Median year homes were built: 1975. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  2. 2.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  3. 3.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  4. 4.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, B25034, B25024, via Census Reporter API. Read Oct 5, 2026.
  5. 5.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25004, via Census Reporter API. Read Oct 5, 2026.
  6. 6.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  7. 7.Hurricane Matthew (2016). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Matthew (AL142016). Read Oct 5, 2026.
  8. 8.Hurricane Dorian (2019). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Dorian (AL052019). Read Oct 5, 2026.
  9. 9.Florida Building Commission, 'Setting New Standards for Safety: The Florida Building Code' (2004 publication; wind-speed figures in it are outdated and not used). Read Oct 5, 2026.
  10. 10.Wikipedia, 'South Palm Beach, Florida' (revision 1375551178). Read Oct 5, 2026.
  11. 11.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  12. 12.Permit office: Town of South Palm Beach - Building Department. Town of South Palm Beach - Building Department. Read Oct 10, 2026.
  13. 13.Seasonal, recreational or occasional-use homes (share of all units): 40.3%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25004, via Census Reporter API. Read Oct 5, 2026.
  14. 14.Mobile homes, share of housing units: 0%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  15. 15.Share of homes built before 1980: 75.9%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  16. 16.Florida Statutes, section 627.7011 (2026). 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 4, 2026.
  19. 19.Insp4pt 03 25. Read Oct 4, 2026.
  20. 20.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  21. 21.Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26). Read Oct 4, 2026.
  22. 22.OIR form. Read Oct 4, 2026.
  23. 23.Florida Office of Insurance Regulation. Read Oct 5, 2026.
  24. 24.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  25. 25.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Matthew (AL142016), NOAA National Hurricane Center. Read Oct 5, 2026.
  26. 26.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Dorian (AL052019), NOAA National Hurricane Center. Read Oct 5, 2026.
  27. 27.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  28. 28.Town of South Palm Beach - Building Department, southpalmbeach.com. Read Oct 5, 2026.
  29. 29.Fla. Stat. 489.147-, Florida Legislature. Read Oct 4, 2026.
  30. 30.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  31. 31.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  32. 32.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  33. 33.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  34. 34.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the South Palm Beach 2020 Census internal point (26.5904, -80.0380), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  35. 35.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the South Palm Beach 2020 Census internal point (26.5904, -80.0380), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  36. 36.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.

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Roof inspections in South Palm Beach

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