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Inspections ยท Westlake

Roof inspections in Westlake, FL

Residents 65 and older make up 8.2 percent of Westlake, a younger population than most of Palm Beach County. The housing is young too: 96.9 percent of homes were built in 2010 or later. Few original roofs here are near the 15-year line yet, so most inspections are for a sale, a storm or an insurer's request.

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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.

Westlake figures this page uses

Median year homes were built
2021
Share of homes built before 1980
2.2%
Mobile homes, share of housing units
1.5%
Residents 65 and older
8.2%

Housing age

How old are Westlake roofs?

Westlake incorporated on June 22, 2016, on former farmland, and the median home was built in 2021. The county median is 1986. That is 35 years of difference between a typical Westlake home and a typical Palm Beach County home.

Only 2.2 percent of Westlake homes date from before 1980, against 33.5 percent countywide. Mobile homes are 1.5 percent of units, and 94.1 percent are single-family detached. That suggests most roofs you will see here are site-built and fairly new, though a home's build year does not tell you its roof's age.

Builders permitted 585 new single-family homes here in 2025, so new roofs are still going on. For a roof you did not install, ask for the permit history from the City of Westlake Building Department.

15-year rule

What Florida law asks about your roof

Florida's 15-year roof rule, in Fla. Stat. 627.7011(5), protects a Westlake owner whose roof is still under 15 years old: the insurer cannot turn the policy away over roof age alone. Past 15 years, you can pay an authorized inspector to check the roof. If that check shows 5 or more years of useful life left, age alone is not a reason to drop you.

The roof section of the 4-point form records the covering, roof age, remaining useful life, date of the last roofing permit, and any damage such as curling, granule loss, soft decking or leaks. Citizens requires a 4-point inspection for homes over 20 years old, so most Westlake homes will not face that for years.

For a Westlake home, the question of what your policy pays belongs to your insurer or agent. An inspector reports condition. He does not decide coverage.

Timing

When to order a roof inspection in Westlake

  • Buying or selling: a written report on covering, condition and remaining life settles questions before closing.
  • After a storm: Hurricane Irma in 2017 put 2 to 4 feet of surge along the Palm Beach County coast, and wind and rain can loosen tabs inland as well.
  • When your insurer sends a letter about roof age: the 15-year inspection is your choice to use.
  • Before a wind mitigation form: the signer checks attic items you cannot see, such as deck nailing and roof-to-wall connectors.

The current wind mitigation form is OIR-B1-1802, effective April 1, 2026, and it stays valid up to five years if nothing material changes on the structure. If your home was built in 2021 or later, the form's code-era question starts from the 2007 Florida Building Code or newer.

Request a roof inspection

Questions

Roof inspections in Westlake: questions

Is my Westlake roof old enough to need an inspection for insurance?

Probably not yet. The median Westlake home was built in 2021, and 96.9 percent of homes date from 2010 or later. The 15-year rule in Fla. Stat. 627.7011(5) only matters once a roof reaches that age. Your home's build year does not prove your roof's age, so check the permit history with the City of Westlake Building Department. Your insurer or agent can tell you what it asks of your policy.

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 a roof inspection check?

It checks what the insurer forms ask for: the roof covering, its age, remaining useful life, permit history and any leaks. The damage list includes cracking, curling, excessive granule loss, exposed felt, missing or loose tabs, soft decking spots and visible leaks in the attic. With 94.1 percent of Westlake homes single-family detached, most inspections cover a pitched shingle roof with attic access.

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

Related: Roof inspections

Who can do the 15-year roof inspection for my insurer?

For a roof 15 years or older, the inspection must come from an authorized inspector, meaning one your insurer approves. Florida lists home inspectors licensed under 468.8314, building code inspectors certified under 468.607, licensed general, building, residential or roofing contractors, professional engineers and architects, plus anyone else the insurer recognizes as qualified. Your insurer must let you have this inspection at your own expense before requiring replacement. If it shows 5 or more years of useful life left, the insurer may not refuse or non-renew solely for roof age. In Westlake, the median home was built in 2021, so many roofs there are well under 15 years old.

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

Related: Roof inspections

How long do I have to file a roof damage claim after a storm?

Florida sets the clock at 1 year from the date of loss for notice of a new or reopened property claim, and 18 months for a supplemental claim. Westlake sits in Palm Beach County, which saw Hurricane Matthew tropical-storm-force winds along the coast in 2016. Call your insurer or agent about your own claim. A roofer's inspection documents condition only.

Source: Florida Statutes, section 627.70132 (2026), read Oct 4, 2026

Related: Roof inspections

Nearby

Roof inspections near Westlake

Sources for this page(40)
  1. 1.Wikipedia, 'Westlake, Florida' (revision 1378236053). 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.Median year homes were built: 2021. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  4. 4.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  5. 5.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  6. 6.Hurricane Matthew (2016). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Matthew (AL142016). Read Oct 5, 2026.
  7. 7.Hurricane Dorian (2019). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Dorian (AL052019). Read Oct 5, 2026.
  8. 8.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.
  9. 9.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.
  10. 10.Share of homes built before 1980: 2.2%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  11. 11.Mobile homes, share of housing units: 1.5%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  12. 12.U.S. Census Bureau, Building Permits Survey, 2025 annual place file (so2025a.txt). Read Oct 5, 2026.
  13. 13.Permit office: City of Westlake - Building Department. City of Westlake - Building Department. Read Oct 10, 2026.
  14. 14.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  15. 15.Residents 65 and older: 8.2%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API. Read Oct 5, 2026.
  16. 16.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25004, B01001, via Census Reporter API. Read Oct 5, 2026.
  17. 17.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  18. 18.Insp4pt 03 25. Read Oct 4, 2026.
  19. 19.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  20. 20.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  21. 21.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  22. 22.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  23. 23.Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26). Read Oct 4, 2026.
  24. 24.OIR form. Read Oct 4, 2026.
  25. 25.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  26. 26.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Matthew (AL142016), NOAA National Hurricane Center. Read Oct 5, 2026.
  27. 27.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Dorian (AL052019), NOAA National Hurricane Center. Read Oct 5, 2026.
  28. 28.City of Westlake - Building Department, westlakegov.com. Read Oct 5, 2026.
  29. 29.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  30. 30.Fla. Stat. 489.147-, Florida Legislature. Read Oct 4, 2026.
  31. 31.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  32. 32.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  33. 33.Florida Administrative Code, Chapter 61G20-3, Florida Administrative Code. Read Oct 5, 2026.
  34. 34.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  35. 35.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  36. 36.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Westlake 2020 Census internal point (26.7547, -80.2986), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  37. 37.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Westlake 2020 Census internal point (26.7547, -80.2986), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  38. 38.Wikipedia, 'List of municipalities in Florida', Wikipedia. Read Oct 5, 2026.
  39. 39.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  40. 40.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.

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Roof inspections in Westlake

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