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Inspections ยท Dunedin

Roof inspections in Dunedin, FL

Mobile homes make up 11 percent of Dunedin's housing units, and they follow the federal HUD code, not the Florida Building Code. The rest of the housing is old too: 88 percent of homes were built before 2000. A roof inspection here is mostly about one question: how many years are left in the covering you have.

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Updated October 2026

Tree-lined downtown street with parked cars and colorful shopfronts under a clear blue sky.
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: Dunedin FL downtown01 by Ebyabe, CC BY-SA 3.0, cropped

Dunedin figures this page uses

Median year homes were built
1976
Share of homes built before 1980
61.2%
Owner-occupied share of occupied homes
71.1%
Mobile homes, share of housing units
11%

Housing age

Dunedin's housing age and the 15-year roof line

The median Dunedin home was built in 1976, and 61.2 percent were built before 1980. That says something about the houses, not about any one roof. Still, many of these homes are likely to carry a roof that has been replaced at least once, so the date of the last reroof matters more than the year the house went up.

About 71.1 percent of occupied homes here are owner-occupied, so most inspection bills land on the person who lives under the roof. If you own a mobile home, ask the inspector to check it against the HUD code and the manufacturer's setup. The Florida Building Code's 2002 date does not apply to it.

The 15-year rule

What the insurer's roof questions mean for you

For a roof 15 years or older, your insurer must let you hire an authorized inspector, at your own expense, before it can require replacement. It may not refuse or non-renew you solely for age if the inspector finds 5 or more years of useful life left. Your insurer or agent can tell you how your own policy treats the result.

Citizens asks for a 4-point inspection on properties more than 20 years old, which describes most of Dunedin's homes. Its roof section lists covering, age, remaining life, last permit and condition. It also lists damage such as curling, exposed felt, soft decking and attic leaks.

Citizens sets different lines by material. A shingle roof older than 25 years needs proof of five more years of life. Tile, slate, clay, concrete and metal have a 50-year line instead. The inspector's report supplies that proof.

Inspection timing

Inspection scope and the moments to schedule one

An inspector photographs each roof slope and records the covering, age, leaks and permit history. A wind mitigation inspection adds attic items you cannot see from the ground: deck nailing, roof-to-wall connections and any sealed roof deck. The current form, OIR-B1-1802, stays valid for up to five years if nothing material changes.

  • Ahead of a purchase or sale, so the covering's remaining life is on paper before closing.
  • This applies once a letter from your insurer arrives about the age of your roof.
  • After a Gulf storm, since Dunedin sits on St. Joseph Sound and 54.6 percent of the city's area is water.

A roofer may not offer anything of value for an inspection or push you toward a claim, and may not advise on coverage. Florida Statute 489.147 sets those limits. Your insurer or agent is the right place to ask about what your coverage includes. Permit questions are best settled by contacting the City of Dunedin building office.

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Questions

Roof inspections in Dunedin: questions

Does Florida require my Dunedin roof to be inspected at 15 years?

No law forces an inspection on its own. The rule works in your favor. Once a roof reaches 15 years or more, your insurer has to allow you to bring in an authorized inspector, and you cover the cost. Age alone cannot be the reason for a refusal or non-renewal when the report shows 5 or more years of useful life remaining. With 88 percent of Dunedin homes built before 2000, many owners may face this question.

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 can sign a roof inspection for my insurer in Dunedin?

Your insurer has to accept whichever inspector you choose. The state's list includes licensed home inspectors, building code inspectors, general, building, residential or roofing contractors, professional engineers and architects. The roof form from Citizens needs a signature from a contractor, a building code inspector or a Florida-licensed home inspector, along with photos of every slope. Pinellas County permitting is split across many offices, so confirm with the Dunedin building office as well.

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

Related: Roof inspections

Does the 15-year roof rule apply to my Dunedin mobile home?

Yes, the 15-year roof rule in Fla. Stat. 627.7011(5) applies to a homeowner's policy, and the rule is about the roof's age and condition. If your roof is less than 15 years old, an insurer cannot decline to issue or renew your policy on that basis alone. When your roof has reached 15 years or more, you can have an authorized inspector examine it at your own cost, and if the findings show at least 5 years of useful life remaining, the insurer cannot refuse or non-renew your policy for age alone. The median Dunedin home was built in 1976, so many roofs here have reached the 15-year mark. Ask your insurer how this applies to your mobile home policy.

Source: U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25024, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

How long is a wind mitigation inspection good for?

Form OIR-B1-1802 is valid for up to five years, as long as no material changes are made to the structure and no errors are found on the form. A new roof covering counts as a change. Dunedin's median home was built in 1976, so an older house may show features worth recording, such as roof-to-wall connections.

Source: OIR form, read Oct 4, 2026

Related: Roof inspections

Nearby

Roof inspections near Dunedin

Sources for this page(35)
  1. 1.Median year homes were built: 1976. 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 1980: 61.2%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  3. 3.Owner-occupied share of occupied homes: 71.1%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  4. 4.Mobile homes, share of housing units: 11%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  5. 5.Share of homes built before 2000: 88%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  6. 6.U.S. Census Bureau, Census 2020 place geography (AREALAND/AREAWATER) via TIGERweb tigerWMS_Census2020. Read Oct 5, 2026.
  7. 7.Wikipedia, "Dunedin, Florida" (secondary source). Read Oct 5, 2026.
  8. 8.Permit office: City of Dunedin - Building Codes, Permits & Construction. City of Dunedin - Building Codes, Permits & Construction. Read Oct 10, 2026.
  9. 9.Pinellas County, "Building Departments in Pinellas County" (official). Read Oct 5, 2026.
  10. 10.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Helene. Read Oct 5, 2026.
  11. 11.Hurricane Hermine (2016). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Hermine. Read Oct 5, 2026.
  12. 12.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  13. 13.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  14. 14.Insp4pt 03 25. Read Oct 4, 2026.
  15. 15.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  16. 16.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  17. 17.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  18. 18.OIR form. Read Oct 4, 2026.
  19. 19.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  20. 20.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  21. 21.Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26). Read Oct 4, 2026.
  22. 22.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.
  23. 23.Fla. Stat. 489.147-, Florida Legislature. Read Oct 4, 2026.
  24. 24.City of Dunedin - Building Codes, Permits & Construction, City of Dunedin. Read Oct 5, 2026.
  25. 25.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Hermine, NOAA National Hurricane Center. Read Oct 5, 2026.
  26. 26.U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25024, via Census Reporter API, U.S. Census Bureau (via Census Reporter). 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. 28.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  29. 29.Wikipedia, "Pinellas County, Florida" (secondary), Wikipedia. Read Oct 5, 2026.
  30. 30.City of St. Pete Beach; Town of Redington Shores; City of Largo (official), City of St. Pete Beach. Read Oct 5, 2026.
  31. 31.City of St. Petersburg; City of Tarpon Springs (official); Wikipedia (St. Pete Beach), City of St. Petersburg. Read Oct 5, 2026.
  32. 32.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.
  33. 33.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Dunedin 2020 Census internal point (28.0257, -82.8154), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  34. 34.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  35. 35.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Dunedin 2020 Census internal point (28.0257, -82.8154), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.

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Roof inspections in Dunedin

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