Roof inspections in Longboat Key, FL

Fla. Stat. 627.7011(5) bars an insurer from refusing or non-renewing a policy solely for a roof under 15 years old. With 93.3 percent of Longboat Key homes built before 2000, many owners will meet the 15-year line. At that age you may hire an authorized inspector at your own expense before the insurer requires a replacement. Once an inspector finds 5 or more years of useful life remaining, an insurer cannot turn you down on the basis of age alone.

On the 4-point form, the roof section lists covering material, roof age, remaining life, last permit and condition, plus damage items such as cracking, missing tabs and soft decking. Citizens asks for a 4-point on properties more than 20 years old, and wants documentation of five years of remaining life for shingle roofs older than 25 years. About half of the Key's homes, the 50.7 percent built before 1980, fall in that older group.

Whether your policy covers a roof loss is for your insurer or agent to answer. An inspection report documents condition and does not decide coverage.

An inspector looks at the covering, flashing, decking and attic underside, then photographs each slope. A wind mitigation inspection adds items you cannot see from the ground: deck nailing, roof-to-wall connectors and any sealed roof deck. Form OIR-B1-1802, the current version, stays valid for as long as five years, provided nothing material changes in that time.

• Do this ahead of any purchase or sale, so the roof's age and condition are documented in writing.
• When your insurer's letter questions a roof near 15 years.
• After a storm. Helene put a 6.68 ft storm tide past the Longboat Key sensor in 2024.
• Before any repair, because the 25 percent rule can turn a patch into a full re-roof.

Repairs after Helene and Milton need a Town permit, and a FEMA Substantial Damage form goes with every building permit. Confirm current steps with the Town of Longboat Key Building Division.