Inspections · South Pasadena

Roof inspections in South Pasadena, FL

Mobile homes make up 8 percent of South Pasadena's housing units, and they follow different roof rules than site-built houses. Even so, 97.3 percent of the city's homes were built before 2000. For most owners, a roof inspection is the quickest way to learn what the roof has left.

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Updated October 2026

Roadside monument sign with a dolphin and sailboat mural and red flowers along its base. — Photo: South Pasadena, Florida city sign by Astrophobe, CC BY-SA 4.0, cropped

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. — Photo: South Pasadena, Florida city sign by Astrophobe, CC BY-SA 4.0, cropped

South Pasadena figures this page uses

Median year homes were built: 1978
Share of homes built before 1980: 55.4%
Median age: 70yrs
Owner-occupied share of occupied homes: 55.8%

Housing age

Roof age across South Pasadena's older housing

The median home here dates to 1978, and 55.4 percent of homes were built before 1980. That suggests many roofs have been replaced at least once, and some replacements are likely past 15 years old by now. The year a home was built tells you nothing about its current roof, so the roof itself has to be looked at.

The median resident age is 70, and 55.8 percent of occupied homes are owner-occupied. Many owners here are weighing a roof they have lived under for a long time. Know its age and condition before an insurer or a buyer asks.

Rules and forms

Insurer roof-age limits and the 4-point roof section

Florida's roof-age statute, 627.7011(5), bars an insurer from turning down or dropping a homeowner's policy only because the roof is under 15 years old. Once a roof reaches 15, you may bring an authorized inspector at your own expense. If that inspector finds 5 or more years of useful life, age alone cannot be the reason for refusal or non-renewal.

On the 4-point form, the roof section lists covering material, age, remaining life, last permit date and any partial replacement. The inspector also notes cracking, curling, granule loss, exposed felt and soft decking. Citizens asks for this form on properties more than 20 years old, and the median South Pasadena home dates to 1978.

The 15-year statute covers policies issued or renewed on or after July 1, 2022. Staff analysis says it leaves out mobile home policies. If you own one of the mobile homes here, ask your agent which roof standard your insurer uses.

Timing

When to order a roof inspection here

Buying or selling: a written condition report gives both sides the same facts before closing.
An insurer letter about roof age: the 15-year rule lets you bring your own authorized inspector.
After a storm: Hurricane Eta in 2020 put up to a couple of feet of surge between St. Pete Beach and Madeira Beach, and wind-driven rain follows such storms.
Before permitted work: the City of South Pasadena Community Improvement Department handles roof permits.

An inspection checks the covering, its age, remaining life, permit history, damage and leaks. For wind mitigation it also covers attic items you cannot see, such as deck nailing and roof-to-wall connectors. Claim notice has a clock too: a new or reopened claim is barred unless notice reaches the insurer within 1 year of the loss. For the exact requirements that apply to your own policy, ask your insurer or agent.

Request a roof inspection

Questions

Roof inspections in South Pasadena: questions

Does my South Pasadena roof need an inspection at 15 years?

Florida law does not order one. Under Fla. Stat. 627.7011(5), once a roof is 15 years or older, you may have an authorized inspector check it at your own cost before the insurer acts on age. With 97.3 percent of local homes built before 2000, many owners here may face this question. When an inspection finds 5 or more years of useful life remaining, an insurer may not decline or non-renew a policy solely because of the roof's age. Ask your agent for the insurer's inspector requirements.

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 counts as an authorized roof inspector in Florida?

The statute names several types, and your insurer must accept the inspector. They include a home inspector, a building code inspector, a general, building or residential contractor, a roofing contractor, a professional engineer or an architect. In a city where 55.4 percent of homes predate 1980, a roofing contractor is a common choice. Verify any contractor's state license before you hire, and ask your insurer who 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 does the roof section of a 4-point inspection record?

The report lists the covering material, the roof's age, its remaining useful life, the date of the most recent roofing permit, whether the replacement was full or partial and what percentage was replaced, the overall condition, and any damage. Damage items include cracked or missing tabs, granule loss, exposed felt, soft decking spots and attic leaks. Citizens requires a 4-point inspection on properties more than 20 years old, and the median South Pasadena home dates to 1978. Photos of each slope are included.

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

Related: Roof inspections

Do mobile homes in South Pasadena follow the same roof inspection rules?

Not always. Mobile homes are 8 percent of the city's housing units. According to Senate staff, mobile home policies fall outside Florida's 15-year roof rule. On mobile home applications for properties more than 20 years old, Citizens does require a 4-point inspection. Confirm your insurer's roof requirements with your agent, and confirm permit rules with the City of South Pasadena Community Improvement Department.

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

Related: Roof inspections

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