Roof inspections in Highland City, FL

Fla. Stat. 627.7011(5)(b) bars an insurer from turning down a policy only because the roof is under 15 years old. At 15 years, the homeowner may hire an authorized inspector, paying for the visit personally. A finding of 5 or more years of useful life left means age by itself cannot justify a refusal or non-renewal. Senate staff note the section does not reach mobile home policies, which matters for the 6.2 percent of Highland City units that are mobile homes.

The insurer decides who counts as an authorized inspector, and the statute names home inspectors, code inspectors, contractors, engineers and architects among the qualifying trades. Ask your insurer or agent for their list before you book anyone. Policy questions belong with them.

On the 4-point form, the roof section lists the covering material, the roof's age, its remaining useful life, the date of the last permit, and its overall condition. It also lists damage: cracking, curling, granule loss, soft decking, missing tabs and attic leaks. Any home more than 20 years old needs a 4-point inspection before Citizens will cover it. Since the median home here dates to 2000, that threshold is near for many owners.

• Buying or selling: get the roof's remaining life in writing before closing.
• An insurer letter naming roof age: order the inspection the 15-year rule allows.
• After a storm: Polk County had gusts to 78 mph in Bartow during Hurricane Ian.
• Citizens roofs: soft roofs over 25 years need five years of documented life left.

If repairs follow, the 25 percent rule applies. Repairing more than 25 percent of a roof section in 12 months can force replacing the whole section, unless that roof met the 2007 Florida Building Code or later. Roof permits here go through the Polk County Building Division, since Highland City is unincorporated.