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Inspections ยท Pasadena Hills

Roof inspections in Pasadena Hills, FL

Mobile homes make up 23.8 percent of housing units in Pasadena Hills, and their roofs follow different rules from site-built houses. Another 23.5 percent of homes here were built before 1980. Before an insurer or a buyer raises the question, a roof inspection gives you the remaining life of the roof.

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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.

Pasadena Hills figures this page uses

Share of homes built before 1980
23.5%
Residents 65 and older
19.8%
Owner-occupied share of occupied homes
87.9%
Mobile homes, share of housing units
23.8%

Housing age

Which Pasadena Hills roofs are old enough to question

Homes built before 1980 are 23.5 percent of the stock here. Any original roof on those houses is far past 15 years, and many have been replaced at least once. The records for that work, if any, sit with the county.

The town also has newer construction. Some 43 percent of housing units were built in 2010 or later, against 18 percent for Pasco County. Those homes were built under the 2007 Florida Building Code or later, so their roofs are generally the younger ones in town. Check the permit date before you assume that.

Mobile homes are 24 percent of units here, against 17 percent for the county. HUD rules govern their construction, not the Florida Building Code. Senate staff note that the 15-year roof statute does not apply to mobile home policies. Ask your insurer or agent how your own roof is rated.

Insurer rules

Behind both the 15-year rule and the 4-point form sit a handful of questions worth working through

For a site-built home, Florida law lets the insurer refuse to renew solely for roof age only if the roof is 15 years or older and fails an inspection. You may have an authorized inspector check the roof at your own expense. When the report puts 5 or more years of useful life ahead, an insurer may not turn you down or decline to renew only because of the roof's age.

Citizens Property Insurance asks for a 4-point inspection on properties more than 20 years old, mobile homes included. Its roof section records the material, roof age, remaining useful life, last permit date and any full or partial replacement. Damage like curling, granule loss, soft decking and attic leaks gets listed in it as well.

Citizens separately wants proof of five more years of life for shingle roofs older than 25 years. For hard roofs such as metal and tile, the age cutoff sits at 50 years. With 19.8 percent of residents 65 or older, many owners here will meet these letters while renewing a long-held policy.

Timing

When to order a roof inspection

  • Before you buy: 87.9 percent of occupied homes here are owner-occupied, so most sales involve a roof you will own.
  • Before you sell: a written report on remaining life answers the buyer's first question.
  • After an insurer letter about roof age: the inspection is your right under the 15-year rule.
  • After a storm: Hurricane Ian in 2022 left Pasco damage described as mostly minor and limited to shingles and downed trees.

A roofer's report for an insurer covers the covering, age, remaining life, permit history, damage list and leaks. A separate wind mitigation inspection checks attic items you cannot see, such as deck nailing and roof-to-wall connectors, and is valid for up to five years.

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Questions

Roof inspections in Pasadena Hills: questions

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

The 15-year roof rule is Florida Statute 627.7011(5). It says an insurer may not refuse to issue or renew a homeowner's policy solely because the roof is less than 15 years old. When your roof is 15 years or older, you can bring in an authorized inspector at your own cost, and the insurer cannot decline or non-renew coverage on age alone if that inspection finds 5 or more years of useful life remaining. Ask your agent whether your mobile home policy follows this rule. The median year homes were built in Pasadena Hills is 2003.

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

My insurer says my roof is 15 years old. What can I do?

You may have an authorized inspector check the roof at your own expense before the insurer requires replacement. If the report shows 5 or more years of useful life remaining, the insurer may not refuse or non-renew solely because of roof age. Licensed home inspectors, roofing contractors and engineers can all serve as authorized inspectors. In Pasadena Hills, 23.5 percent of homes predate 1980, so older roofs are common here.

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 pulls the roof permit in Pasadena Hills?

Because Pasadena Hills is an unincorporated census-designated place, roof permits go through Pasco County Building Construction Services. Ask them for the permit history on your address. The 4-point form asks for the date of the last roofing permit, so that record helps your inspection.

Source: Pasco County Building Construction Services, read Oct 5, 2026

Related: Roof inspections

What does a roof inspection check?

The inspector looks for cracking, curling, granule loss, exposed felt, missing or loose tabs, soft decking spots and attic leaks. The report also records material, age, remaining useful life and permit history. Hurricane Ian in 2022 was described in Pasco as mostly minor damage to shingles and trees, so shingle condition is a good place to start.

Source: Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25, read Oct 4, 2026

Related: Roof inspections

Nearby

Roof inspections near Pasadena Hills

Sources for this page(36)
  1. 1.Share of homes built before 1980: 23.5%. 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.Permit office: Pasco County Building Construction Services. Pasco County Building Construction Services. Read Oct 10, 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 B25034, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  5. 5.U.S. Census Bureau, Vintage 2025 county population estimates (co-est2025-alldata.csv: ESTIMATESBASE2020, POPESTIMATE2025). 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.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.
  10. 10.Residents 65 and older: 19.8%. 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.
  11. 11.Owner-occupied share of occupied homes: 87.9% (4,417 of 5,025 occupied units). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  12. 12.NOAA NCEI Storm Events Database, event 1058671 (Tropical Storm, 2022-09-28, zone/county COASTAL PASCO), bulk details file. Read Oct 5, 2026.
  13. 13.Mobile homes, share of housing units: 23.8%. 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: 2003. 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.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  17. 17.Insp4pt 03 25. Read Oct 4, 2026.
  18. 18.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  19. 19.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  20. 20.Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26). Read Oct 4, 2026.
  21. 21.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API (release acs2024_5yr), U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  22. 22.Pasco County Building Construction Services, Pasco County Building Construction Services. Read Oct 5, 2026.
  23. 23.NHC TCR AL092016; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county), NOAA National Hurricane Center. Read Oct 5, 2026.
  24. 24.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), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  25. 25.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API (release acs2024_5yr), U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  26. 26.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API (release acs2024_5yr), U.S. Census Bureau (via Census Reporter). 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.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.
  29. 29.City of New Port Richey, Flood Risk (read via WebFetch), City of New Port Richey. Read Oct 5, 2026.
  30. 30.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  31. 31.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  32. 32.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.
  33. 33.Pasco County, Coastal Management, Pasco County. Read Oct 5, 2026.
  34. 34.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  35. 35.NOAA NCEI U.S. Climate Normals 1991-2020, station USC00087851, NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  36. 36.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Pasadena Hills 2020 Census internal point (28.2897, -82.2273), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.

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Roof inspections in Pasadena Hills

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