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Inspections ยท Indian Shores

Roof inspections in Indian Shores, FL

Only 0.9 percent of Indian Shores housing units are mobile homes, so nearly every roof here falls under the Florida Building Code and the state's 15-year roof rule. With a median build year of 1981, many original roofs are likely past 15 years. An inspection tells you what is left.

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Updated October 2026

Cream-colored municipal center building with palm trees and a parking lot under 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: Indian shores municipal center by Philipp Michel Reichold, CC BY-SA 3.0, cropped

Indian Shores figures this page uses

Share of homes built before 2000
86.4%
Share of homes built before 1980
47.8%
Owner-occupied share of occupied homes
85.9%
Median age
58.1yrs

Housing age

What is the typical age of the houses beneath Indian Shores roofs

In Indian Shores, 86.4 percent of homes were built before 2000, and 47.8 percent before 1980. That suggests many original roofs here are well past 15 years, unless they have been replaced since. A roof of that age is the case Florida's insurer rule was written for.

Owners live in 85.9 percent of occupied homes, and the median resident is 58.1 years old. These are mostly long-term owners deciding whether to patch, replace or wait. A written inspection gives you facts for that decision instead of a sales pitch.

Mobile homes make up only 0.9 percent of housing units. If you own one, note that Senate staff say the 15-year roof section does not apply to mobile home policies, so ask your insurer what it requires.

The 15-year rule

What Florida law says about roofs 15 years or older

Under Fla. Stat. 627.7011(5), your insurer must let you hire an authorized inspector, at your own expense, before it requires replacement of a roof that is 15 years or older. If the inspector finds 5 or more years of useful life left, the insurer may not refuse or non-renew you solely because of the roof's age.

Your insurer must accept whichever authorized inspector you choose. The statute names licensed home inspectors, licensed roofing and general contractors, professional engineers and architects. Ask your insurer for its list of accepted inspectors before you book anyone.

Citizens Property Insurance sets its own lines: documentation of five years of remaining life for shingle roofs older than 25 years, or for tile, slate, clay, concrete and metal roofs older than 50. Its 4-point inspection applies to properties over 20 years old. With a 1981 median build year here, that form is likely to come up.

Inspection basics

Reasons to order an Indian Shores roof inspection

The roof section of the 4-point form records the covering material, roof age, remaining useful life, last roofing permit, percent replaced and overall condition. The damage list includes cracking, curling, granule loss, exposed felt, soft decking spots and attic leaks.

Book one before a purchase or sale, after a letter from your insurer about roof age, or following a storm. Hermine in 2016 brought a storm tide of 3.0 ft above MHHW at Clearwater Beach, and Eta in 2020 pushed up to a couple of feet of surge between St. Pete Beach and Madeira Beach. Indian Shores calls itself a special flood hazard area, so storm checks matter here.

Roof permit history is part of the report. Confirm permit records with the Indian Shores Building Department, which handles permits for the town.

Request a roof inspection

Questions

Roof inspections in Indian Shores: questions

Can my insurer drop me because my roof is over 15 years old?

Not solely for age if you act. Under Fla. Stat. 627.7011(5)(c), you may have an authorized inspector check the roof at your expense. If it shows 5 or more years of useful life left, the insurer may not refuse or non-renew you for age alone. With 86.4 percent of Indian Shores homes built before 2000, this applies to many owners here. Ask your insurer or agent about its process and which inspectors it accepts.

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

Related: Roof inspections

What is the 25% roof rule in Florida?

Florida's code says no more than 25 percent of a roof section may be repaired, replaced or recovered in a 12-month period unless the whole section is redone to current code. The exception covers only a roof that was itself built or redone under the 2007 Florida Building Code or later. With a 1981 median build year in Indian Shores, an inspection helps show which side of that line a roof falls on. Confirm details with the Building Department.

Source: U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25035, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

Does the 15-year roof rule apply to a mobile home in Indian Shores?

Florida Statute 627.7011(5) limits how insurers may act on roof age for homeowner's policies. A roof under 15 years old cannot be the only reason an insurer declines to issue or renew your policy. When your roof has reached 15 years or more, you can have an authorized inspector examine it at your own expense, and if that inspection finds 5 or more years of useful life remaining, the insurer may not refuse or non-renew based on age alone. Mobile homes are only 0.9 percent of housing units in Indian Shores, so this is rarely the question here. If you own one, read your policy and ask your insurer what roof documentation it requires.

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 valid?

Provided the structure undergoes no material changes and no inaccuracies turn up on the form, the current version, OIR-B1-1802 (Rev. 04/26), stays valid for up to five years. It records roof deck attachment and roof-to-wall connections that you cannot see from the ground. In Indian Shores, where 86.4 percent of homes predate 2000, those attic details vary widely from house to house. Your insurer or agent can tell you how it uses the form.

Source: OIR form, read Oct 4, 2026

Related: Roof inspections

Nearby

Roof inspections near Indian Shores

Sources for this page(37)
  1. 1.Share of homes built before 2000: 86.4%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  2. 2.Share of homes built before 1980: 47.8%. 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: 85.9%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  4. 4.Median age: 58.1. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B01002, via Census Reporter API. Read Oct 5, 2026.
  5. 5.Mobile homes, share of housing units: 0.9%. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  6. 6.Median year homes were built: 1981. U.S. Census Bureau, ACS 2024 5-year (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 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.Town of Indian Shores, Building Department (official). Read Oct 5, 2026.
  10. 10.City of St. Pete Beach; Town of Redington Shores; City of Largo (official). Read Oct 5, 2026.
  11. 11.City of St. Petersburg; City of Tarpon Springs (official); Wikipedia (St. Pete Beach). Read Oct 5, 2026.
  12. 12.Permit office: Town of Indian Shores - Building Department. Town of Indian Shores - Building Department. Read Oct 10, 2026.
  13. 13.Pinellas County, "Building Departments in Pinellas County" (official). Read Oct 5, 2026.
  14. 14.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  15. 15.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  16. 16.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  17. 17.Insp4pt 03 25. Read Oct 4, 2026.
  18. 18.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  19. 19.2023 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).
  20. 20.OIR form. Read Oct 4, 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 B25034, via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  23. 23.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Hermine, NOAA National Hurricane Center. Read Oct 5, 2026.
  24. 24.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta, NOAA National Hurricane Center. Read Oct 5, 2026.
  25. 25.Town of Indian Shores - Building Department, myindianshores.com. Read Oct 5, 2026.
  26. 26.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.
  27. 27.Fla. Stat. 489.105(3)(e), Florida Legislature. 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.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Indian Shores 2020 Census internal point (27.8506, -82.8432), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  30. 30.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.
  31. 31.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma, NOAA National Hurricane Center. Read Oct 5, 2026.
  32. 32.NWS Melbourne, Lightning Facts and Trivia, National Weather Service. Read Oct 5, 2026.
  33. 33.Wikipedia, "Indian Shores, Florida" (secondary source), Wikipedia. Read Oct 5, 2026.
  34. 34.U.S. Census Bureau, 2020 Census (POP100) via TIGERweb tigerWMS_Census2020, U.S. Census Bureau. Read Oct 5, 2026.
  35. 35.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  36. 36.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  37. 37.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Indian Shores 2020 Census internal point (27.8506, -82.8432), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.

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Roof inspections in Indian Shores

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