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Inspections ยท Hudson

Roof inspections in Hudson, FL

In Hudson, 26.5 percent of housing units are mobile homes, and the median home dates to 1984. That suggests many original roofs are now past 15 years. A roof inspection tells you the remaining useful life, which is the number insurers and buyers ask about.

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Updated October 2026

Two-story waterfront home with a covered balcony and tiki hut beside a canal dock at dusk.
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: Hudson Beach, Florida, Sunset by Michelle Maria, CC BY 3.0, cropped

Hudson figures this page uses

Share of homes built before 1980
38.1%
Residents 65 and older
46.4%
Seasonal, recreational or occasional-use homes (share of all units)
16.2%
Mobile homes, share of housing units
26.5%

Roof age

In Hudson, the 15-year mark is worth paying attention to

Of Hudson's housing units, 38.1 percent were built before 1980, and 46.4 percent of residents are 65 or older. Many of these roofs are likely to have been replaced at least once. Some have not been touched in decades, so the age question comes up often.

Florida law gives you one useful tool. Once your roof reaches 15 years or more, you can bring in an authorized inspector at your own cost, and your insurer has to allow it. An insurer may not refuse coverage or non-renew based only on roof age when that inspection finds 5 or more years of useful life remaining. Authorized inspectors include licensed roofing contractors, engineers and home inspectors, subject to your insurer's approval.

Mobile homes make up 27 percent of Hudson's housing units, against 17 percent for Pasco County. If you own one, read your policy type before leaning on the 15-year rule. A staff note on the statute says it leaves mobile home policies out.

Inspection scope

What the inspection checks and what insurers ask

On the 4-point form, the roof section captures the covering material, roof age, remaining useful life, the date of the last roofing permit, and whether a past replacement was full or partial. For applications on properties over 20 years old, Citizens makes this inspection a requirement. For older shingle roofs, Citizens asks for documentation of at least five years of remaining life once the roof passes 25 years.

  • Cracking, curling or cupping shingles and loose or missing tabs
  • Asphalt or felt showing through means the granules have worn off that part of the shingle.
  • Soft spots in the decking
  • Signs of leaking in your attic or on the ceilings inside your home

Pasco County took Idalia's 45 mph peak gust near Hudson in 2023, and Ian in 2022 left damage described as mostly minor and limited to shingles. Small shingle damage like that is what an inspection is meant to find before a leak starts.

Timing

When to order an inspection

Schedule one ahead of a purchase or sale, after your insurer writes to you about roof age, or once a storm has passed. About 16.2 percent of Hudson homes are seasonal or occasional-use, so a home left empty for months can hide a slow leak. Have someone check the attic when you return.

A roofer may inspect, but under Fla. Stat. 489.147 may not urge you to file a claim, offer anything of value for an inspection, or tell you what your policy covers. Ask your insurer or agent about coverage. Roof permits for Hudson go through Pasco County Building Construction Services, since Hudson is unincorporated.

Request a roof inspection

Questions

Roof inspections in Hudson: questions

How old is too old for a roof in Hudson?

Age alone does not fail a roof, but 15 years is the line in Florida law. Hudson's median home was built in 1984, which suggests many roofs here have passed that mark. At 15 years or older, you may hire an authorized inspector at your own expense. If the roof has 5 or more years of useful life left, your insurer may not refuse or non-renew solely for age.

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

Does the 15-year roof rule apply to my mobile home?

Fla. Stat. 627.7011(5) governs homeowner's policies, and a mobile home policy may not be written the same way, so confirm which form covers yours. If your policy is covered and the roof is 15 years or older, the insurer must let you have an authorized inspector check it at your expense before requiring replacement. If that inspection shows 5 or more years of useful life remaining, the insurer may not refuse coverage or decline to renew based only on how old the roof is. An insurer also may not refuse or non-renew solely because a roof is under 15 years old. In Hudson, 46.4 percent of residents are 65 and older, so many owners here may face this question.

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 covering material, roof age, remaining useful life, date of the last roofing permit, and whether replacement was full or partial, with the percentage replaced. The form further records the roof's overall condition along with any damage the inspector found. The median home in this area was built in 1984, so many roofs here are old enough that the age and remaining life entries get close attention. With photos of each roof slope, the report can take the place of the separate Roof Inspection Form that Citizens uses.

Source: Insp4pt 03 25, read Oct 4, 2026

Related: Roof inspections

Who can sign a roof inspection for my insurer in Pasco County?

Your insurer must approve the inspector. Authorized inspectors include a licensed home inspector, a building code inspector, a general, building or residential contractor, a roofing contractor, an engineer or an architect. Citizens' roof form needs a contractor, building code inspector or home inspector. The median home in the area dates to 1984, so many roofs have been through several replacement cycles and an inspector's report on age and condition matters. In Hudson, confirm the choice with your insurer before booking.

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

Related: Roof inspections

Nearby

Roof inspections near Hudson

Sources for this page(35)
  1. 1.Share of homes built before 1980: 38.1%. 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.
  2. 2.Residents 65 and older: 46.4%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, 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, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  4. 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.
  5. 5.Pasco County, Coastal Management. Read Oct 5, 2026.
  6. 6.Hurricane Hermine (2016). NHC TCR AL092016; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county). Read Oct 5, 2026.
  7. 7.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.
  8. 8.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.
  9. 9.NWS Tampa Bay Area/Ruskin, County Impacts narratives (Post Tropical Cyclone Report). Read Oct 5, 2026.
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  11. 11.Seasonal, recreational or occasional-use homes (share of all units): 16.2%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25004 and B25001, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  12. 12.Permit office: Pasco County Building Construction Services. Pasco County Building Construction Services. Read Oct 10, 2026.
  13. 13.Mobile homes, share of housing units: 26.5%. 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.
  14. 14.Median year homes were built: 1984. 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.
  15. 15.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  16. 16.Insp4pt 03 25. Read Oct 4, 2026.
  17. 17.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  18. 18.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  19. 19.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  20. 20.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  21. 21.Citizens Property Insurance Corporation. 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 B25004 and B25001, via Census Reporter API (release acs2024_5yr), U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  28. 28.Fla. Stat. 489.147-, Florida Legislature. Read Oct 4, 2026.
  29. 29.Pasco County Building Construction Services, Pasco County Building Construction Services. Read Oct 5, 2026.
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  32. 32.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). 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.NOAA NCEI U.S. Climate Normals 1991-2020, station USC00087851, NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  35. 35.U.S. Census Bureau, Vintage 2025 county population estimates (co-est2025-alldata.csv: ESTIMATESBASE2020, POPESTIMATE2025), U.S. Census Bureau. Read Oct 5, 2026.

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Roof inspections in Hudson

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