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Inspections ยท San Antonio

Roof inspections in San Antonio, FL

San Antonio has no mobile homes: the Census puts them at 0 percent of housing units, so every roof here is a site-built roof under the Florida Building Code. That matters for inspections. Insurer forms ask for roof age, remaining life and condition, and the 15-year line can decide whether a policy is renewed.

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

San Antonio figures this page uses

Median year homes were built
1996
Share of homes built before 1980
31%
Residents 65 and older
16.5%
Owner-occupied share of occupied homes
89.1%

Housing age

A 1996 median build year and the 15-year insurer line

The median home here was built in 1996, against 1992 for Pasco County. That is a newer housing stock than the county average. Still, 31 percent of homes were built before 1980, so a real share of roofs have been replaced at least once or are overdue.

A build year says nothing about the roof itself, because roofs are replaced on their own schedule. Under Florida's insurer rule, a roof 15 years or older can be checked by an authorized inspector at your expense. The insurer may not refuse or non-renew you solely for age if that inspection shows 5 or more years of useful life left.

About 16.5 percent of residents are 65 or older, and 89.1 percent of occupied homes are owner-occupied. If you own the home, the inspection fee and the decision are yours, so get the findings in writing with photos.

Insurer forms

What the roof section of an insurer form asks

The roof section of the 4-point form records the covering material, roof age, remaining useful life, date of the last roofing permit, and how much was replaced. Overall condition and a list of any damage are noted in it as well. For properties more than 20 years old, a 4-point inspection is something Citizens requires.

The damage list is specific: cracking, curling, heavy granule loss, exposed felt, missing or loose tabs, soft decking and visible leaks in the attic. Shingle roofs older than 25 years also need documentation from you showing at least five years of remaining life, per Citizens.

The wind mitigation form, OIR-B1-1802, covers items you cannot see from the ground: roof deck attachment, roof-to-wall connections and a sealed roof deck. Provided nothing material changes, it remains valid for as long as five years. Whether it lowers your premium is a question for your insurer or agent.

Timing

When to order a roof inspection

  • Buying or selling: the report gives age, remaining life and condition in writing.
  • After a letter from your insurer: an authorized inspector can check a roof that is 15 years or older.
  • After a storm: Hurricane Ian in 2022 left mostly minor damage to shingles in Pasco County, and small damage is easy to miss from the ground.
  • Before repairs: the 25 percent rule can turn a repair into a full replacement.

Florida law limits how a roofer may talk about insurance. A roofer may not offer anything of value for an inspection or a claim, and may not advise on what your policy covers. Take claim questions to your insurer or agent, and note that new or reopened claims must be reported within 1 year of the loss.

If an inspection leads to a repair or replacement, permits run through the Dade City Building Department under a local agreement, after San Antonio approval. Confirm the current steps with the building office before work starts.

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Questions

Roof inspections in San Antonio: questions

Who can do the roof inspection my insurer allows for a roof 15 years or older?

It must be an authorized inspector. That means someone the insurer approves who is a licensed home inspector, a certified building code inspector, a licensed general, building, residential or roofing contractor, a professional engineer or an architect, or anyone else the insurer recognizes. You pay for it. If it shows 5 or more years of useful life left, the insurer may not refuse or non-renew you solely because of age. Around here the median home was built in 1996, so a growing number of local roofs are reaching the age where this inspection comes into play. Ask your insurer which inspectors it accepts.

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

Related: Roof inspections

Does San Antonio have mobile homes with different roof rules?

The Census lists mobile homes at 0 percent of San Antonio housing units, so roof work here follows the Florida Building Code. Mobile and manufactured homes elsewhere follow a separate federal code, and the state's 15-year roof rule does not apply to mobile home policies. If you are unsure which category your home falls in, confirm with the building office.

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

How long does a wind mitigation inspection last?

A wind mitigation inspection is valid for up to five years if no material changes are made to the structure and no errors are found on the form. The current form, OIR-B1-1802, took effect April 1, 2026. It records items such as roof deck attachment, roof-to-wall connections and a sealed roof deck, and the signer must inspect the home personally. Since the median year homes were built here is 1996, many local houses were built to older standards, which is one reason owners pull this report. Your insurer or agent can tell you how it affects your policy.

Source: Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26), read Oct 4, 2026

Related: Roof inspections

What is the new law in Florida about roofs?

Two rules matter most to a San Antonio owner. First, an insurer may not refuse to issue or renew a policy solely because a roof is under 15 years old, and may not do so for an older roof that shows 5 or more years of life left after your inspection. Second, assignment of benefits is barred on policies issued on or after January 1, 2023. A 2026 bill to change the 15-year rule died in committee on March 13, 2026.

Source: Florida Statutes, section 627.7011 (2026), read Oct 4, 2026

Related: Roof inspections

Nearby

Roof inspections near San Antonio

Sources for this page(45)
  1. 1.Median year homes were built: 1996. 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: 31%. 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 B25035, B25077, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  4. 4.U.S. Census Bureau, Vintage 2025 county population estimates (co-est2025-alldata.csv: ESTIMATESBASE2020, POPESTIMATE2025). Read Oct 5, 2026.
  5. 5.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, B01001, via Census Reporter API (release acs2024_5yr). 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 B25034, via Census Reporter API (release acs2024_5yr). Read Oct 5, 2026.
  10. 10.Residents 65 and older: 16.5%. 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: 89.1% (483 of 542 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.City of San Antonio, Building Permits (read via WebFetch). Read Oct 5, 2026.
  14. 14.Permit office: City of Dade City Building Department, under a local agreement with the City of San Antonio. City of Dade City Building Department, under a local agreement with the City of San Antonio. Read Oct 10, 2026.
  15. 15.Mobile homes, share of housing units: 0%. 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.
  16. 16.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  17. 17.Insp4pt 03 25. Read Oct 4, 2026.
  18. 18.Citizens Property Insurance Corporation. 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, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  21. 21.OIR form. Read Oct 4, 2026.
  22. 22.Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26). Read Oct 4, 2026.
  23. 23.Florida Office of Insurance Regulation. Read Oct 5, 2026.
  24. 24.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription). Read Oct 5, 2026. FBC text read from UpCodes (unofficial transcription): check floridabuilding.org or the ICC viewer before quoting (spec 8.7).
  25. 25.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  26. 26.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  27. 27.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  28. 28.Florida Statutes, section 627.711 (2026). Read Oct 5, 2026.
  29. 29.Florida Statutes, section 627.7152 (2026). Read Oct 4, 2026.
  30. 30.The Florida Senate, 2026 SB 808 (bill page and staff analysis). Read Oct 5, 2026.
  31. 31.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.
  32. 32.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.
  33. 33.NHC TCR AL092016; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county), NOAA National Hurricane Center. Read Oct 5, 2026.
  34. 34.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.
  35. 35.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.
  36. 36.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.
  37. 37.Fla. Stat. 489.147-, Florida Legislature. Read Oct 4, 2026.
  38. 38.City of Dade City Building Department, under a local agreement with the City of San Antonio, City of Dade City Building Department. Read Oct 5, 2026.
  39. 39.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.
  40. 40.U.S. Census Bureau, 2020 Census counts (POP100/HU100) and 2020 TIGER land/water area, via TIGERweb tigerWMS_Census2020 layer 26 (2020 Census count), U.S. Census Bureau. Read Oct 5, 2026.
  41. 41.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  42. 42.NOAA NCEI U.S. Climate Normals 1991-2020, station USC00087851, NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  43. 43.Pasco County, Coastal Management, Pasco County. Read Oct 5, 2026.
  44. 44.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  45. 45.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.

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Roof inspections in San Antonio

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