Inspections · Seminole County

Roof inspections in Seminole County, FL

Mobile homes make up 2.1 percent of Seminole County's housing units, and the rest of the stock leans older than most owners assume. The median home dates to 1988, and 29.1 percent were built before 1980. That suggests many original roofs are past 15 years, the age at which Florida law lets an insurer ask for a roof inspection.

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Updated October 2026

Curved brick city hall sign with dark lettering surrounded by shrubs, palms and a brick planter ring. — Photo: Lake Mary, FL City Hall 2025 by Wikisteveb4, CC0, 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: Lake Mary, FL City Hall 2025 by Wikisteveb4, CC0, cropped

Roof inspection in Seminole County, in short

Get a roof inspection before a purchase, before a listing, after an insurer's letter, or after a storm. With a median build year of 1988 in Seminole County, many roofs are past 15 years. Florida law lets you use an authorized inspector, and 5 or more years of remaining life can protect your coverage.

Sources for this answer

Seminole County figures

The Seminole County numbers behind this page

Housing units (ACS 5-year): 199,565
Single-family detached share of housing units: 61.4%
Share of homes built 2010 or later: 12.3%
Mobile homes, share of housing units: 2.1%

Housing age

How old are Seminole County roofs, really?

The county counts 199,565 housing units, and 61.4 percent are single-family detached homes. Only 12.3 percent were built in 2010 or later. By our arithmetic, that leaves roughly 87.7 percent built before 2010, and a shingle roof put on in the last 15 years is likely the exception on many streets.

Mobile homes are a small slice at 2.1 percent, but they follow a different path. Senate staff note that the 15-year roof rule does not apply to mobile home policies, so an owner in that group should ask the insurer directly what roof documentation it wants.

Owners occupy 66.2 percent of occupied homes, so most inspection decisions here sit with the person living under the roof. Renters depend on a landlord or property manager to order the work.

Insurer rules

Insurer letters, the 15-year line and the 4-point roof section

A roof under 15 years old cannot be the sole reason an insurer refuses to write a homeowner's policy. Once a roof reaches 15 years, you may hire an authorized inspector at your own cost. If that report shows 5 or more years of useful life, age alone is not enough for a refusal or non-renewal. In a county with a 1988 median build year, many owners will reach this point.

The insurer has to accept your inspector. Florida's list includes a home inspector, a building code inspector, a general, building or residential contractor, a roofing contractor, a professional engineer, or an architect. Confirm with your insurer before you pay anyone.

The roof section of the 4-point form records the covering, roof age, remaining useful life, last permit date and percentage replaced. Citizens requires that inspection for properties over 20 years old, and it asks for five years of remaining life on shingle roofs older than 25 years. Your policy documents and agent settle what applies to you.

Inspection scope

What a roof inspection checks

Shingle surfaces for cracking, curling and granule loss, which matter on roofs that sat through Irma
Bare asphalt or felt showing through, plus tabs or tiles that are missing or loose
Soft decking underfoot
Stains or leaks on the attic side of the deck and on ceilings below

A wind mitigation inspection is separate and covers items you cannot see from the ground: deck attachment, roof-to-wall connections and any sealed roof deck. Form OIR-B1-1802 stays in effect for as long as five years, provided no material change occurs. The state notice says the discounts apply only to the hurricane-wind portion of a policy.

Timing

When to order an inspection in Seminole County

Schedule one before you buy, since a 1988-era roof may already be near the 15-year and 25-year lines insurers use. Schedule one before you list, so a buyer's insurer does not find the problem first. Schedule one when your insurer sends a letter about roof age.

After a storm, inspect even if you see no leak. Hurricane Irma left 4,939 assessed residential structures in the county affected, and Milton in 2024 affected 554. Notice of a new claim must reach your insurer within 1 year of the loss, so do not wait. Call your insurer or agent about coverage, not a roofer.

Florida law bars a roofing contractor from offering anything of value for a roof inspection and from advising you on coverage. If someone offers a deductible waiver for a look at your roof, that is the practice the statute prohibits.

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Inspections

Roof inspections by town in Seminole County

Roof cost estimator

See a ballpark for your roof

Answer a few questions about your roof and see a ballpark built from published Florida cost data, then get your written estimate.

See a ballpark 407-242-2840

Ranges come from published Florida cost guides. They are not South Fork Roofing's prices.

Questions

Roof inspections in Seminole County: questions

Do I need a roof inspection in Seminole County if my roof is under 15 years old?

Florida law says an insurer may not refuse or renew-deny a homeowner's policy solely because the roof is under 15 years old. So age alone is not a trigger. Still, with the county's median build year at 1988, an inspection makes sense before a purchase or after a storm like Milton in 2024. It records condition and any damage while the evidence is fresh.

Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, tables B25034/B25035, read Oct 5, 2026

Related: Roof inspections

Who can inspect my roof for my insurer in Seminole County?

The insurer has to accept the inspector. Florida's list includes a home inspector, a building code inspector, a general, building or residential contractor, a roofing contractor, a professional engineer, or an architect. Because the county has 199,565 housing units, insurers see many requests, so confirm acceptance first. Your insurer or agent has the final word.

Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

What does the roof section of a 4-point inspection record?

It records the covering material, roof age, remaining useful life, date of the last roofing permit, full or partial replacement and the percentage replaced, overall condition, and a damage list. Citizens requires the 4-point for properties over 20 years old. In Seminole County, 29.1 percent of homes predate 1980, so many owners will see this form.

Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (acs2024_5yr), via Census Reporter API, tables B25034/B25035, read Oct 5, 2026

Related: Roof inspections

How long does a wind mitigation inspection last?

The current form, OIR-B1-1802, is valid for up to five years if no material changes are made to the structure and no inaccuracies are found. It records roof deck attachment, roof-to-wall connections, roof shape and opening protection. In Seminole County, where Ian affected 3,058 structures, many owners want it on file. Ask your insurer how it applies discounts.

Source: NWS Melbourne, Post Tropical Cyclone Report: Hurricane Ian (2022), read Oct 5, 2026

Related: Roof inspections

How soon must I report roof damage after a storm?

You cannot open or reopen a property claim unless the insurer receives notice within one year of the loss date. A supplemental claim has 18 months. After Irma, 698 assessed structures in the county had minor damage, and 162 major. Report to your insurer early and keep photos. Ask your insurer, not a contractor, what your policy covers.

Source: NWS Melbourne, Post Tropical Cyclone Report: Hurricane Irma (2017), read Oct 5, 2026

Related: Roof inspections

Seminole County