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Inspections ยท Dade City

Roof inspections in Dade City, FL

Mobile homes make up 14.4 percent of Dade City's housing units, and they follow different rules than site-built houses. Roughly half of all homes here went up before 1980. If you own either kind, a roof inspection tells you what condition the covering is in before an insurer or a buyer asks.

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Updated October 2026

Two-story brick house with white picket fencing and a metal-roofed gazebo-style porch under shade trees.
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: Dade City Church St Hist Dist Sistrunk house maybe01 by Ebyabe, CC BY 2.5, cropped

Dade City figures this page uses

Median year homes were built
1980
Share of homes built before 1980
49.8%
Mobile homes, share of housing units
14.4%

Housing age

The age of Dade City housing and the 15-year roof line go hand in hand

The median Dade City home was built in 1980, and 49.8 percent of homes predate 1980. Pasco County overall sits at 28 percent. That suggests many original roofs here are well past 15 years, though a re-roof may have replaced them. Age of the house is not age of the roof, so check permit records.

Florida law gives the 15-year line real weight. Under Fla. Stat. 627.7011(5), a roof under 15 years old cannot be the sole reason for a refused or non-renewed homeowner policy. Once a roof reaches 15, the insurer must let you hire an authorized inspector at your own cost. A finding of 5 or more years of useful life left takes age off the table as the only reason to drop you.

Mobile homes sit on a different track. Senate staff say the roof-age section does not reach mobile home policies, and mobile home roofs follow the HUD code. If you own one of Dade City's mobile homes, ask your insurer or agent which roof standard applies to your policy.

Inspection scope

What a roof inspection checks

The 4-point form's roof section records the covering material, roof age, remaining useful life, date of the last roofing permit, and whether a replacement was full or partial. Citizens requires that 4-point inspection for dwellings and mobile homes more than 20 years old. In a city where half the homes predate 1980, many owners will see this form.

  • Look for shingles that are cracked, cupped or curled, along with heavy granule loss.
  • Exposed asphalt or exposed felt, and missing, loose or cracked tabs or tiles
  • Soft spots in the decking
  • Leaks you can see in the attic or on the ceilings inside your home count here.

A wind mitigation inspection is separate. It records attic items you cannot see from the ground, such as roof deck attachment and roof-to-wall connections, with photos. The current form, OIR-B1-1802, stays valid for up to five years if nothing material changes on the structure.

Timing

When to order an inspection

Good moments to order one: a home purchase or sale, a roof-age letter from your insurer, or a storm. NOAA lists 3 thunderstorm wind reports tied to Dade City from 2016 through 2025. Hurricane Milton in 2024 dropped 14.94 inches of rain near Dade City, the Pasco County maximum. Water finds weak spots that a dry-day glance misses.

Claim deadlines are short. A new or reopened property claim is barred unless notice reaches your insurer within 1 year of the loss, and a supplemental claim within 18 months. Florida Statute 489.147 bars roofers from advising you on coverage, so take policy questions to your insurer or agent.

For roof permits, the City of Dade City Building Department is the office to ask.

Request a roof inspection

Questions

Roof inspections in Dade City: questions

My Dade City roof is over 15 years old. What can my insurer do?

At 15 years, the insurer must allow you to bring in an authorized inspector, paid for by you, before it requires a replacement. If the report shows 5 or more years of useful life remaining, roof age alone cannot justify a refusal or non-renewal. With 49.8 percent of Dade City homes built before 1980, many owners may face this question. Ask your insurer or agent how the process works on your policy.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API (release acs2024_5yr), read Oct 5, 2026

Related: Roof inspections

Who counts as an authorized inspector in Florida?

The qualifying list in Florida covers a licensed home inspector, a certified building code inspector, an architect, a professional engineer, or a licensed general, building, residential or roofing contractor. The insurer must sign off on whoever you pick, and it can name others it accepts. Confirm with your insurer before you hire anyone, because the insurer's sign-off is part of the definition. In Dade City, mobile home owners should confirm which rules apply to their policy.

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

Related: Roof inspections

Does the 15-year roof rule apply to mobile homes in Dade City?

The rule is in Fla. Stat. 627.7011(5), and the point about mobile homes is that the roof rule covers homeowner policies, so a mobile home policy is a separate question for your insurer. Under that section, an insurer may not refuse or non-renew a policy solely because a roof is less than 15 years old. When a roof is 15 years or older, the homeowner pays for an authorized inspector the insurer has to accept, and if that inspection shows 5 or more years of useful life remaining, the insurer may not refuse coverage or non-renew based on age alone. The median home in Dade City was built in 1980, so many roofs here will come up for this question. Your insurer or agent can confirm the terms of your own policy.

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

Related: Roof inspections

What does the roof section of a 4-point inspection record?

It records the roof covering material, roof age, remaining useful life, the date of the last roofing permit, whether the replacement was full or partial and its percentage, overall condition, and damage such as cracking, curling, granule loss or leaks. Paired with photos of every slope, it can stand in for the separate Roof Inspection Form. Dade City's median build year is 1980, so older homes often need this form.

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

Related: Roof inspections

Nearby

Roof inspections near Dade City

Sources for this page(43)
  1. 1.Median year homes were built: 1980. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  2. 2.Share of homes built before 1980: 49.8%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  3. 3.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, B25035, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  4. 4.City of Dade City, About Our City. Read Oct 5, 2026.
  5. 5.NWS Tampa Bay Area/Ruskin, County Impacts narratives (Post Tropical Cyclone Report) and Post Tropical Cyclone Report summary. Read Oct 5, 2026.
  6. 6.NOAA NCEI Storm Events Database bulk details files 2016-2025 (operator count by BEGIN_LOCATION; event ids: 616675, 814558, 940555). Read Oct 5, 2026.
  7. 7.Hurricane Hermine (2016). NHC TCR AL092016; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county). Read Oct 5, 2026.
  8. 8.Hurricane Irma (2017). NOAA NCEI Storm Events Database, event 721945 (Tropical Storm, 2017-09-10, zone/county INLAND PASCO), bulk details file; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county). Read Oct 5, 2026.
  9. 9.Hurricane Ian (2022). NOAA NCEI Storm Events Database, event 1058671 (Tropical Storm, 2022-09-28, zone/county COASTAL PASCO), bulk details file; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county). Read Oct 5, 2026.
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  11. 11.Mobile homes, share of housing units: 14.4%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  12. 12.U.S. Census Bureau, Vintage 2025 county population estimates (co-est2025-alldata.csv: ESTIMATESBASE2020, POPESTIMATE2025). Read Oct 5, 2026.
  13. 13.Permit office: City of Dade City Building Department. City of Dade City Building Department. Read Oct 10, 2026.
  14. 14.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  15. 15.Insp4pt 03 25. Read Oct 4, 2026.
  16. 16.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  17. 17.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
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  19. 19.OIR form. Read Oct 4, 2026.
  20. 20.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  21. 21.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  22. 22.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API (release acs2024_5yr), U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
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  24. 24.NHC TCR AL092016; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county), NOAA National Hurricane Center. Read Oct 5, 2026.
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  26. 26.NOAA NCEI Storm Events Database, event 1058671 (Tropical Storm, 2022-09-28, zone/county COASTAL PASCO), bulk details file; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  27. 27.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API (release acs2024_5yr), U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  28. 28.City of Dade City Building Department, dadecityfl.com. Read Oct 5, 2026.
  29. 29.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. 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.City of Dade City, Historic Dade City, dadecityfl.com. Read Oct 5, 2026.
  32. 32.National Park Service NPGallery NRHP record (listing date from Wikipedia county NRHP list), National Park Service NPGallery NRHP record. Read Oct 5, 2026.
  33. 33.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  34. 34.Pasco County, Coastal Management, Pasco County. Read Oct 5, 2026.
  35. 35.City of New Port Richey, Flood Risk (read via WebFetch), City of New Port Richey. Read Oct 5, 2026.
  36. 36.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Dade City 2020 Census internal point (28.3557, -82.1933), 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 Dade City 2020 Census internal point (28.3557, -82.1933), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  38. 38.Florida Statutes, section 489.113 (2026), Florida Legislature. Read Oct 5, 2026.
  39. 39.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  40. 40.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  41. 41.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  42. 42.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.
  43. 43.Florida Building Commission, Florida Building Commission. Read Oct 5, 2026.

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Roof inspections in Dade City

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