Do this first
What to do right now
- Get the requirement in writing from your carrier or agent, exactly what they need and by when.
- Ask your carrier to confirm their deadline directly; do not rely on a number you read online.
- Find out the roof age and covering type from your closing documents, the permit history, or a contractor inspection.
- Get at least three written quotes from licensed Florida roofers, each with underlayment, deck re-nailing and clean-up specified.
- Ask each contractor what documentation you will receive at the end for your insurer.
- Arrange a wind mitigation inspection once the new roof is complete, and send the report to your agent.
Why Florida carriers care so much about roof age
Roofs are the single biggest driver of claims in this state, and carriers have responded by tightening what they will insure. Many will not write a new policy on an older asphalt roof at all, and many will decline to renew an existing policy once the roof passes a certain age or fails an inspection. The specific thresholds vary by carrier and change over time, so the only reliable source is your own carrier or agent, ask them in writing.
The practical effect in Orlando is that homeowners often discover the problem at renewal, or during a property sale when the buyer cannot get coverage. Either way the clock is short, which is exactly the situation where people overpay or sign with the wrong contractor.
The four-point and the wind mitigation inspection
A four-point inspection covers roof, electrical, plumbing and HVAC, and is commonly requested on older homes before a carrier will write or renew. It is an underwriting document, not a repair list.
A wind mitigation inspection is different and works in your favour. It documents roof-to-wall connections, deck attachment, roof geometry, opening protection and the secondary water resistance barrier, the features that help a roof stay on in high wind. Because those findings can reduce the wind portion of a premium, it is worth having a current report after any re-roof. Ask your agent what they need and who is qualified to sign it.
Before you sign
Verify every contractor's licence at myfloridalicense.com. Insist on a written scope covering tear-off, deck inspection and replacement of rotten sheathing, re-nailing where required, underlayment type, product line, flashing, ventilation, permit and clean-up. Be sceptical of anyone promising to get the insurer to pay for a roof that is simply worn out, and be careful with assignment of benefits paperwork. We are an independent directory and referral service: we are not a contractor, not a public adjuster, and we do not give insurance advice.
