Inspections · Pasco County

Roof inspections in Pasco County, FL

Mobile homes make up 17.2 percent of Pasco County's housing units, and those homes often get roof questions from insurers first. The median home here dates to 1992, so a typical original roof is past 15 years old. A roof inspection tells you what condition it is in and how many years it has left.

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Updated October 2026

Small stone City Hall building with a hipped roof, arched entrance and landscaped shrubs on a sunny day. — Photo: San Antonio FL city hall01 by Ebyabe, CC BY-SA 3.0, cropped

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. — Photo: San Antonio FL city hall01 by Ebyabe, CC BY-SA 3.0, cropped

Roof inspection in Pasco County, in short

A roof inspection records your roof's covering, age, damage and remaining useful life. With the county's median home built in 1992, many roofs have passed the 15-year mark Florida insurers use. Order one when buying, selling, after a storm, or when an insurer sends a letter.

Sources for this answer

Pasco County figures

The Pasco County numbers behind this page

Median year homes were built: 1992
Share of homes built before 1980: 28.2%
Share of homes built 2010 or later: 17.7%
Population estimate, July 1, 2025 (Census Vintage 2025): 674,516

Housing age

Why many Pasco roofs are near the insurer age line

The median home in Pasco County was built in 1992, and 28.2 percent of homes predate 1980. That suggests many original roofs are long past 15 years. Newer stock exists too: 17.7 percent of homes went up in 2010 or later.

Age varies sharply by place. In Wesley Chapel, 33 percent of units are 2010 or newer. In Elfers, 77 percent are pre-1980, and Holiday sits at 64 percent. A roof in Elfers and a roof in Wesley Chapel are in very different positions.

Manufactured homes are 48 percent of housing in Shady Hills. Senate staff read the 15-year rule as leaving mobile home policies out, so a Shady Hills owner should ask the insurer which roof standard it applies.

Insurer rules

What Florida's 15-year rule asks of your roof

An insurer cannot refuse or non-renew your homeowner's policy solely because the roof is under 15 years old. Once the roof reaches 15 years, you may have an authorized inspector check it at your own expense.

When that inspection finds 5 or more years of useful life, age alone cannot be the insurer's reason to drop or refuse you. These rules cover policies issued or renewed on or after July 1, 2022. Your insurer or agent can tell you how they apply to your policy.

Citizens works from other lines. For properties more than 20 years old it requires a 4-point inspection, and a shingle roof older than 25 years needs documentation of five years of remaining life.

Inspection scope

What a roof inspection actually checks

The roof section of the 4-point form records the covering material, roof age, remaining useful life, date of the last roofing permit, and any partial replacement. It also records overall condition and damage found.

The damage list includes cracking, curling or cupping, heavy granule loss, exposed felt, loose or missing tabs, soft decking, and leaks seen from the attic or on ceilings. An inspector walks through each of these item by item.

On the Citizens roof form, the signer is a contractor, a building code inspector or a home inspector licensed in Florida, and photos of each slope are required. Check any inspector's license with the state before you pay.

A separate wind mitigation inspection uses form OIR-B1-1802. It looks at deck attachment, roof-to-wall connections and roof shape, and stays valid up to five years if nothing changes.

Timing

When to order an inspection in Pasco County

Order one before you buy or sell. Pasco County grew 20.0 percent from April 2020 to July 2025, so many homes change hands, and a buyer's insurer may ask about roof age.

Order one after a storm. Milton in 2024 brought gusts of 55 to 65 mph and 14.94 inches of rain near Dade City. Debby dropped 8.74 inches near Zephyrhills. Ian's damage in Pasco was described as mostly minor and limited to shingles.

Mind the filing deadlines. A new or reopened claim is barred unless notice reaches your insurer within 1 year of the loss, and a supplemental claim within 18 months. Talk to your insurer or agent about your claim.

A roofer cannot offer you anything of value, such as a deductible waiver, in exchange for an inspection. Under Fla. Stat. 489.147, roofers also cannot advise on coverage unless licensed as public adjusters.

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Inspections

Roof inspections by town in Pasco County

Roof cost estimator

See a ballpark for your roof

Answer a few questions about your roof and see a ballpark built from published Florida cost data, then get your written estimate.

See a ballpark 407-242-2840

Ranges come from published Florida cost guides. They are not South Fork Roofing's prices.

Questions

Roof inspections in Pasco County: questions

How old does a roof have to be before an insurer can ask for an inspection?

The statute draws its line at 15 years. A roof under 15 years cannot be the sole reason for refusing or non-renewing your policy. At 15 years or older, you may have an authorized inspector examine it at your expense. If the inspection shows 5 or more years of useful life left, the insurer may not refuse on age alone. With a county median build year of 1992, many Pasco roofs are past that mark.

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

Who counts as an authorized inspector in Florida?

The insurer has to sign off on the inspector first. Under the statute, qualified people include a home inspector, a building code inspector, a general, building, residential or roofing contractor, an engineer or an architect, each holding the matching Florida credential. Pasco County Building Construction Services, with offices in New Port Richey, Dade City and Land O' Lakes, can answer permit questions about any roof work that follows.

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

Related: Roof inspections

Does the 15-year rule cover mobile homes in Pasco County?

Senate staff read the rule as leaving mobile home policies out. That matters here, because mobile homes are 17.2 percent of Pasco County's housing units and 48 percent in Shady Hills. Citizens, for its part, asks for a 4-point inspection on mobile home applications when the property is more than 20 years old. Your insurer or agent can say which roof standard your own policy uses.

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 4-point inspection say about the roof?

The roof section records the covering material, roof age, remaining useful life, the date of the last roofing permit, and whether the roof was fully or partly replaced. It also records overall condition and damage. With photos of each slope, it can take the place of the separate roof inspection form. In Pasco, 28.2 percent of homes were built before 1980, so older roofs and prior repairs will show up on these forms often.

Source: Insp4pt 03 25, read Oct 4, 2026

Related: Roof inspections

Can a roofer inspect my roof and then file my insurance claim?

Under Fla. Stat. 489.147, a roofer cannot urge you to file a roof-damage claim in an advertisement. A roofer also cannot offer anything of value for an inspection or interpret your policy. Your insurer or agent is the right place to ask what your policy covers. Hurricane Milton, declared as FEMA disaster DR-4834 for Pasco County, is the kind of storm after which such pitches tend to circulate.

Source: Florida Statutes, section 489.147 (2026), read Oct 4, 2026

Related: Roof inspections

Pasco County