Roof age in Florida is one of the first items a carrier and a lender evaluate. Most standard carriers limit shingle roofs to 15 years (some 20 with documented condition) and tile or metal to 25 years. Beyond those thresholds, expect a four-point inspection, a wind mitigation form (OIR-B1-1802), and sometimes a remaining-life statement before a binder is issued.
15 years.
That is the age at which most standard Florida carriers stop writing shingle roofs without additional documentation. For tile and metal, the line sits at 25. Cross either line and the file slows down: the carrier wants a four-point inspection, the wind mitigation form, photos, and sometimes a written remaining-life statement from a licensed roofer before issuing the binder. A walkthrough of wind mitigation vs. 4-point inspections in Florida covers the two reports the carrier wants to see.
The Three Age Thresholds Florida Carriers Watch
- 15-year shingle. The standard cutoff at most Florida carriers. Some allow 16–20 years on a clean four-point and visible condition; others stop at 15 firm.
- 25-year tile, metal, or concrete. Longer runway than shingle, but a four-point and wind mitigation are still expected on any home over 10 years old in Florida.
- 3–5 years remaining useful life. A common minimum on the four-point at closing. Below that, carriers often decline or require replacement.
What the Four-Point and Wind Mitigation Cover
The four-point inspection looks at roof, electrical, plumbing, and HVAC condition and remaining useful life. The wind mitigation form (OIR-B1-1802) documents structural features: hip roof shape, roof-to-wall connectors (clips, single wraps, double wraps), secondary water resistance, and deck nail pattern. These features may translate into premium credits depending on the carrier and program. A walkthrough of Florida home insurance in 2026 covers how the carrier mix has shifted and what the budget impact looks like.
How Roof Age in Florida Hits the Loan Side
On the lender’s side, roof age shows up in three places:
- Appraisal commentary. Fannie Mae Selling Guide B4-1.3-04 and FHA appraisal standards in HUD Handbook 4000.1 require the appraiser to comment on roof condition and remaining economic life.
- Insurance binder requirement. No binder, no close. If no carrier will write the policy on the existing roof, the deal pauses for a seller-funded replacement or a renegotiation.
- Permit history at the county. A roof replacement with an open permit can hold up closing until the permit is closed. The Broward County permit portal usually clarifies this in a few minutes.
A walkthrough of Florida inspection items lenders and insurers watch covers the other findings that move the file the most.
What This Looks Like for Older Hollywood FL Homes
Older Hollywood FL submarkets, 1960s and 1970s ranch homes east of US-1, sit in the tighter end of the roof-age underwriting curve. Expect the wind mitigation form on any home over 10 years old, treat any shingle roof in year 13+ as a likely negotiation item, and pull the roof permit history at the Broward County permit portal before the inspection deadline. Coastal-adjacent Fort Lauderdale parcels and Miramar inland files have different exposure profiles, but the underwriting framework reads the same.
Frequently Asked Questions
At what age do Florida insurers require a roof inspection and what changes after that age?
Most standard carriers require a four-point and wind mitigation on any home over 10 years old. Shingle over 15 years and tile or metal 20+ years typically trigger additional roof-specific review, which can include photos, a remaining-life statement from a licensed roofer, or replacement before closing depending on the carrier.
Can the deal still close if the existing roof is past 15 years?
Often yes, but options narrow. A maintained shingle roof with a clean four-point and 3–5 years of remaining useful life may qualify with select carriers. If no carrier will issue a binder on the existing roof, the path forward is usually a seller-funded replacement before closing, a roof credit at closing if the buyer plans to replace post-close, or termination during the inspection period with earnest money returned.
Do wind mitigation features actually affect the premium?
Documented features: hip roof shape, roof-to-wall connectors, secondary water resistance, and proper nail patterns are evaluated during underwriting and may translate into premium credits depending on the carrier and program. The OIR-B1-1802 form is what the carrier reads.
Final Thoughts
Three things to do this week if a Florida home you are considering has a roof over 12 years old:
- Order the four-point and wind mitigation form alongside the home inspection, not after.
- Pull the roof permit history at the county portal and confirm any prior replacement was permit-closed.
- Quote insurance early so the carrier’s view of the roof, not just the inspector’s, is on the table before the inspection deadline.