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Inspections ยท Belleair Shore

Roof inspections in Belleair Shore, FL

Belleair Shore has 0 percent mobile homes, so every roof here is on a site-built house that follows the Florida Building Code. That makes the inspection questions the same for everyone: how old is the roof, how much life is left, and who has to see it.

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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.

Belleair Shore figures this page uses

Median year homes were built
1994
Share of homes built before 2000
64.7%
Share of homes built before 1980
33.3%
Owner-occupied share of occupied homes
100%

Housing age

Are Belleair Shore roofs past the 15-year mark?

About 64.7 percent of homes here were built before 2000, and 33.3 percent were built before 1980. The median build year is 1994. That suggests many original roofs are well past 15 years, and some are past 25. A house that old may have had one or more replacements since, so the permit record matters more than the build year.

Every occupied home here is owner-occupied, at 100 percent. Nobody else decides when the roof gets looked at. You carry the insurer letters, the sale paperwork and the storm repairs yourself.

The 15-year rule

What Florida law says about a roof 15 years or older

Under Fla. Stat. 627.7011(5), an insurer may not refuse to issue or renew a homeowner's policy solely because a roof is under 15 years old. From the 15-year mark on, you have the right to hire an authorized inspector at your own expense, and the insurer must allow it. A finding of 5 or more years of useful life limits the insurer's ability to refuse or non-renew over age alone.

Your insurer has to accept the inspector you hire. The list includes a licensed home inspector, a licensed roofing or general contractor, a professional engineer or an architect. Ask your insurer or agent who they accept before you pay anyone.

Inspection scope

What a roof inspection checks and when to order one

The roof section of the 4-point form records the covering material, roof age, remaining useful life, date of the last roofing permit, full or partial replacement, and overall condition. Citizens asks for a 4-point inspection on any property past the 20-year mark. With photos of each slope, that roof section can take the place of its separate roof inspection form.

  • Cracking, curling, granule loss, exposed asphalt or felt, and missing or loose tabs or tiles
  • Soft spots in the decking and visible leaks in the attic or on interior ceilings
  • Permit history, which you can request from Pinellas County Building Services, the office that handles permits for Belleair Shore

Order an inspection when you buy, when you sell, when an insurer sends a roof-age letter, or after a storm. Hurricane Eta in 2020 put up to a couple of feet of surge between St. Pete Beach and Madeira Beach, so a Gulf-side roof here deserves a check after any major event. A new or reopened claim must reach your insurer within 1 year of the loss date.

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Questions

Roof inspections in Belleair Shore: questions

Does my roof need an inspection at 15 years old?

Florida law does not order one, but it gives you the right to one. Under Fla. Stat. 627.7011(5), once a roof is 15 years or older, your insurer must allow an authorized inspector you hire to check it at your expense. A report showing 5 or more years of useful life left protects you from a refusal or non-renewal based on age alone. With 64.7 percent of Belleair Shore homes built before 2000, many owners may face this question. Before you book anyone, check with your insurer or agent about which inspectors they will accept.

Source: U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25034, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

Who handles roof permits and inspections in Belleair Shore?

Pinellas County Building Services handles building permits and inspections for Belleair Shore. The same office also serves unincorporated Pinellas, Belleair Beach, Indian Rocks Beach, Kenneth City, Oldsmar and Safety Harbor. Ask them for your roof's permit history before a sale or an insurer inspection. The date of the last roofing permit is one of the items the roof section of the 4-point form asks for.

Source: Pinellas County, "Building Departments in Pinellas County" (official), 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 update, whether the replacement was full or partial and the percentage replaced, and overall condition. It also lists damage such as cracking, curling, exposed felt, soft decking spots and visible leaks. Citizens requires this inspection for older properties, and 33.3 percent of homes in Belleair Shore were built before 1980.

Source: U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25034, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

Does the inspection change what my policy covers?

A roof inspection reports condition. It does not decide coverage, and a roofer cannot tell you what your policy pays. Florida Statute 489.147 bars roofing contractors from advising on coverage unless licensed as a public adjuster. For a Belleair Shore owner, the question of what a policy pays after Gulf wind or surge goes to your insurer or agent. Keep the inspection report as a record of the roof's age, remaining life and any damage.

Source: U.S. Census Bureau, Census 2020 place geography (AREALAND/AREAWATER) via TIGERweb tigerWMS_Census2020, read Oct 5, 2026

Related: Roof inspections

Nearby

Roof inspections near Belleair Shore

Sources for this page(35)
  1. 1.Median year homes were built: 1994. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  2. 2.Share of homes built before 2000: 64.7%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  3. 3.Share of homes built before 1980: 33.3%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  4. 4.Owner-occupied share of occupied homes: 100%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  5. 5.Pinellas County, "Building Departments in Pinellas County" (official). Read Oct 5, 2026.
  6. 6.Permit office: Pinellas County Building and Development Review Services - Building Services (unincorporated Pinellas plus Belleair Beach, Belleair Shore, Indian Rocks Beach, Kenneth City, Oldsmar and Safety Harbor). Pinellas County Building and Development Review Services - Building Services (unincorporated Pinellas plus Belleair Beach, Belleair Shore, Indian Rocks Beach, Kenneth City, Oldsmar and Safety Harbor). Read Oct 10, 2026.
  7. 7.Hurricane Hermine (2016). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Hermine. Read Oct 5, 2026.
  8. 8.Hurricane Eta (2020). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta. Read Oct 5, 2026.
  9. 9.City of St. Pete Beach; Town of Redington Shores; City of Largo (official). Read Oct 5, 2026.
  10. 10.City of St. Petersburg; City of Tarpon Springs (official); Wikipedia (St. Pete Beach). Read Oct 5, 2026.
  11. 11.Mobile homes, share of housing units: 0%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  12. 12.U.S. Census Bureau, Census 2020 place geography (AREALAND/AREAWATER) via TIGERweb tigerWMS_Census2020. Read Oct 5, 2026.
  13. 13.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  14. 14.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  15. 15.Insp4pt 03 25. Read Oct 4, 2026.
  16. 16.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  17. 17.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  18. 18.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  19. 19.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  20. 20.U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25034, via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  21. 21.Pinellas County Building and Development Review Services - Building Services (unincorporated Pinellas plus Belleair Beach, Belleair Shore, Indian Rocks Beach, Kenneth City, Oldsmar and Safety Harbor), Pinellas County Building and Development Review Services. Read Oct 5, 2026.
  22. 22.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Hermine, NOAA National Hurricane Center. Read Oct 5, 2026.
  23. 23.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta, NOAA National Hurricane Center. Read Oct 5, 2026.
  24. 24.Fla. Stat. 489.147-, Florida Legislature. Read Oct 4, 2026.
  25. 25.U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25035, via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  26. 26.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  27. 27.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  28. 28.Wikipedia, "Pinellas County, Florida" (secondary), Wikipedia. Read Oct 5, 2026.
  29. 29.NOAA NCEI U.S. Climate Normals 1991-2020, stations USC00087886 ST PETERSBURG and USW00012873 ST PETERSBURG INTL AP, NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  30. 30.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Belleair Shore 2020 Census internal point (27.9173, -82.8453), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  31. 31.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Belleair Shore 2020 Census internal point (27.9173, -82.8453), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  32. 32.Wikipedia, "Belleair Shore, Florida" (secondary source), Wikipedia. Read Oct 5, 2026.
  33. 33.U.S. Census Bureau, 2020 Census (POP100) via TIGERweb tigerWMS_Census2020, U.S. Census Bureau. Read Oct 5, 2026.
  34. 34.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  35. 35.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.

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Roof inspections in Belleair Shore

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