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Inspections ยท St. Leo

Roof inspections in St. Leo, FL

Mobile homes make up 4 percent of St. Leo's housing units, and they follow the HUD code, not the Florida Building Code. Most other homes here are site-built, and many are old. A roof inspection tells you the covering's age, its condition and how many years it has left.

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Updated October 2026

Green lawn, tall pine and oak trees, and a sign reading Holy Name Monastery under blue sky with clouds.
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: Holy Name Monastery by LittleT889, CC BY-SA 4.0, cropped

St. Leo figures this page uses

Share of homes built before 1980
38%
Owner-occupied share of occupied homes
92.9%
Median year homes were built
1983
Mobile homes, share of housing units
4%

Housing age

Roof age across St. Leo's older housing

In St. Leo, 38 percent of housing units were built before 1980. Pasco County as a whole is at 28 percent. Newer construction is rare here: only 4 percent of St. Leo homes date from 2010 or later, against 18 percent countywide.

A home's build year does not tell you its roof's age, because roofs get replaced. Still, the older share suggests many St. Leo owners have roofs near or past 15 years. Owners hold 39 of the 42 occupied homes, so the choice to inspect or replace usually rests with the people living under the roof.

Ian crossed Pasco in 2022 with gusts of 50 to 65 mph. Reports called the damage mostly minor, mainly shingles and fallen trees. An inspector can check whether your shingles lifted or cracked that year.

The 15-year rule

Understanding what the 15-year rule and the 4-point form require of you

Florida law ties roof age to insurance. Under section 627.7011(5), an insurer cannot turn down or drop your policy only because the roof is under 15 years old. Past 15 years, the law gives you the right to bring in your own inspector, paid for by you, before the insurer asks for a replacement.

When a report shows 5 or more years of useful life remaining, an insurer cannot refuse or non-renew a policy based solely on the roof's age. The inspector must be someone your insurer accepts: a roofing or general contractor, home inspector, engineer or architect.

The roof section of the 4-point form records covering material, roof age, remaining useful life, last permit date and any partial replacement. It also lists damage such as curling, granule loss, soft decking and attic leaks. Citizens requires the 4-point inspection for properties more than 20 years old, and at least five years of remaining life for shingle roofs older than 25 years.

If you live in one of St. Leo's mobile homes, Senate staff note that the 15-year rule does not cover mobile home policies. Your insurer or agent can say what they require for your roof.

Timing

When to order an inspection

  • Before buying or selling, so the roof's condition is known before closing.
  • When your insurer sends a letter about roof age, so you can use your right to an inspection.
  • After a storm, since a new claim must reach your insurer within 1 year of the date of loss.
  • For a wind mitigation form, valid up to five years if the structure has not changed.

An inspection covers the roof surface, age, remaining life, permit history and leaks. For wind mitigation it also covers attic items you cannot see: deck nailing and roof-to-wall connectors, with photos. Take any report to your insurer or agent to learn what it means for your policy.

Request a roof inspection

Questions

Roof inspections in St. Leo: questions

How old is a roof when Florida insurers can ask for an inspection?

The rule starts at 15 years. Once your roof reaches that age, your insurer must let an authorized inspector check it, and you pay for the visit. A result of 5 or more years of useful life left protects you from refusal or non-renewal based only on age. In St. Leo, 38 percent of homes were built before 1980, so many owners may reach this point. For details on how this applies to your own policy, your agent or insurer is the right person to ask.

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

Does the 15-year roof rule apply to mobile homes in St. Leo?

Probably not, because the 15-year roof rule is written for homeowner policies under Fla. Stat. 627.7011(5), and mobile home coverage is generally handled under separate rules. That rule says an insurer may not refuse or non-renew solely because a roof is under 15 years old. When your roof is 15 years or older, you can have an authorized inspector examine it at your own expense, and the insurer must allow that. If the inspection shows 5 or more years of useful life remaining, the insurer may not refuse coverage or non-renew only because of the roof's age. In St. Leo, the median year homes were built is 1983. Your insurer or agent can tell you which roof requirements apply to your home, so put that to them directly.

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

Who can do a roof inspection for my insurer?

The statute lists home inspectors, building code inspectors, general, building, residential or roofing contractors, engineers and architects, plus anyone else your insurer recognizes as qualified. Photos of every roof slope must accompany the Citizens roof form, and a contractor, building code inspector or Florida-licensed home inspector has to sign it. Owners hold 39 of St. Leo's 42 occupied homes, so most readers hire the inspector themselves.

Source: 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

Related: Roof inspections

How long do I have to report storm damage after a roof inspection?

A new or reopened property claim is barred unless your insurer gets notice within 1 year of the date of loss. A supplemental claim has 18 months. Hurricane Ian in 2022 brought gusts of 50 to 65 mph to Pasco County, so older storm damage may already be near these limits. Your insurer or agent can confirm your own deadline.

Source: NOAA NCEI Storm Events Database, event 1058671 (Tropical Storm, 2022-09-28, zone/county COASTAL PASCO), bulk details file, read Oct 5, 2026

Related: Roof inspections

Nearby

Roof inspections near St. Leo

Sources for this page(40)
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  2. 2.Share of homes built before 1980: 38%. 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.Hurricane Hermine (2016). NHC TCR AL092016; FEMA OpenFEMA DisasterDeclarationsSummaries v2 (designatedArea = county). Read Oct 5, 2026.
  4. 4.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.
  5. 5.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.
  6. 6.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.
  7. 7.Owner-occupied share of occupied homes: 92.9% (39 of 42 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.
  8. 8.Median year homes were built: 1983. 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.
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  36. 36.National Park Service NPGallery NRHP record (listing date from Wikipedia county NRHP list), National Park Service NPGallery NRHP record. Read Oct 5, 2026.
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Roof inspections in St. Leo

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