At least twice a year, in spring before hurricane season and in fall, and again after severe weather. Add a professional inspection once a year, and every year once the roof is older than 5 years. Metal roofs also need a yearly look.
A roof is easy to forget until it leaks. A steady schedule of checks keeps small problems from becoming leaks.
At least twice a year, in spring before hurricane season and in fall, and again after severe weather. Add a professional inspection once a year, and every year once a roof is older than 5 years.
NRCA, the roofing contractors' trade group, advises owners to inspect roof systems at least twice a year, preferably in spring and fall, with extra inspections after severe weather such as a hurricane, tornado or hailstorm. State Farm gives the same twice-a-year advice. IBHS, the insurance industry's research group, recommends a professional roof inspection once a year and after major storms, and says roofs older than 5 years should be inspected every year.
Florida adds its own pressure. The Atlantic hurricane season runs from June 1 to November 30 and peaks on September 10, according to the National Hurricane Center. Insurers look hard at roof age, too. So a Florida roof gets a spring check before June 1, a fall check after the season, and a look after any strong storm in between.
Who does the checking? You can do the twice-a-year look from the ground. A roofer does the yearly professional inspection. Why does it matter? A small problem found in spring is a short repair. The same problem found after a storm can mean a wet attic. Our roof maintenance checklist shows what to look at.
Coastline inspects shingle, tile, metal and low-slope roofs and sends a written photo report. On tile, Josh usually flies a drone first. You get a plain answer on what needs work now and what can wait. Coastline Roofing works all over Florida (license CCC1331076).
Every roof needs the basic twice-a-year look. Older roofs, metal roofs and roofs that just took a storm need more.
| Situation | How often | Source |
|---|---|---|
| Any roof, owner's look from the ground | At least twice a year, spring and fall | NRCA; State Farm |
| Professional roof inspection | Once a year, and after major storms | IBHS |
| Roof older than 5 years | Every year | IBHS |
| After severe weather | Right after a hurricane, tornado, hailstorm or other strong storm | NRCA; IBHS |
| Metal roof | At least once a year, checking debris, fasteners and seams | Metal Construction Association, via Facilities Net |
| Tile roof | Same schedule, done from the ground or with a drone, not by walking on the tile | Florida Division of Emergency Management |
| Roof 15 years or older with an insurer asking about its age | When the insurer asks, at the homeowner's expense | Florida Statutes 627.7011 |
Besides the spring and fall checks, these six events are worth a closer look.
NRCA names hurricanes first among the weather events that call for an extra inspection. After the wind passes, look from the ground for missing pieces and debris. Our hidden storm damage guide shows what is easy to miss.
NRCA also lists tornadoes and hailstorms. A strong line of storms can lift shingles or tiles without any sign from the street.
A limb that lands on the roof can crack tile, dent metal or tear shingles. Our trees near your roof page covers what to do.
A stain means water has already reached the ceiling. Have it looked at soon.
A buyer or seller who knows the roof's condition has a firmer footing in the talk. Read roof inspection before buying a house for how it fits in.
If your insurer asks about your roof's age or condition, a written roof report can answer the question. See the next section for the rules.
Under Florida Statutes 627.7011, an insurer cannot refuse a policy solely because of roof age if the roof is under 15 years old. At 15 years or more, an inspection showing 5 or more years of life left keeps that protection.
Florida Statutes 627.7011(5) says an insurer may not refuse to issue or renew a homeowner's policy solely because of roof age if the roof is less than 15 years old. When the roof is at least 15 years old, the insurer must let the homeowner have the roof inspected, at the homeowner's expense, by an authorized inspector before it requires replacement. If that inspection finds 5 years or more of useful life remaining, the insurer may not refuse solely because of age. The rule covers policies issued or renewed on or after July 1, 2022.
The statute measures roof age from the last date the whole roof was built or replaced to code, or from the start of partial replacements that together covered the whole roof. That is why records matter. Keep the permit, the contract and the receipt from any roof work.
Citizens, Florida's state-backed insurer, set its own age lines in a March 2023 bulletin: 25 years for shingle and similar roofs and 50 years for tile, slate, concrete or metal. Past that age, a home needs proof of replacement or at least 5 years of remaining useful life, shown on a four-point or roof inspection form. The bulletin says Citizens may inspect at any time to confirm continued eligibility. Citizens updates these rules, so check its current guide.
For a roof near 15 years, plan your own inspection a year or two before you expect an insurer to ask. That way you hear about problems on your schedule, not on a renewal deadline. Our too old for insurance and roof age and insurance guides go deeper. Your policy and your insurer decide what is covered. This is general information, not legal advice.
You can check from the ground. A roofer should do anything that means going up, lifting pieces, or judging how much life is left.
NRCA says many roof inspections can be done from the ground or a ladder, and it does not recommend that homeowners walk on roofs unless trained and equipped to do so safely. From the ground you can spot missing, curling or cracked pieces, sagging lines, debris in valleys and gutters, rusty or loose flashing, and stains on ceilings. Florida's tile guide suggests walking around the house, and using binoculars or a ladder carefully, to see how hip, ridge and eave tiles are attached.
A roofer goes further. A roofer can get on the roof or fly a drone over it, look at the flashing up close, check the attic, and write a report that says what is urgent, what can wait, and whether the roof is a repair or a replacement. That report is what an insurer, a buyer or your own budget needs.
Check in spring, finish repairs before June 1, look after storms, check again in fall, and keep your records.
In March or April, do the ground check, then book a roofer for the yearly professional look. The earlier you book, the more time there is to do repairs before June 1.
Fix what the inspection found. Clear valleys and gutters and trim any branches near the roof.
Walk the outside and look for missing, cracked or lifted pieces. Look in the attic for new stains. Photograph and date anything you find.
After November 30, repeat the spring list and look for anything the storms loosened.
Save photos, written reports, permits and receipts in one folder. They show your roof's age and history if an insurer or a buyer asks.
A Coastline roof inspection ends in a written photo report that fits that folder. For what the visit covers, see what a roof inspection includes.
One warning for after storms. Florida Statutes 489.147(2)(b) bars a contractor from offering a gift card, cash, a waived deductible or anything else of value in exchange for a roof inspection. Fines can reach $10,000 per violation. A fair inspection comes with no prize attached.
"Josh was especially amazing. He was professional, patient, and took the time to explain everything clearly so I felt comfortable and informed throughout the entire process. You can tell he genuinely cares about his customers and takes pride in his work."Madison T.Roofing customer
"Good communication and did a great job."Rick R.Roofing customer, Florida Gulf Coast
"Highly recommend. Great communication. Great quality of work and very personable. Easy to work with. Will use again for home renovations."Justin S.Roofing customer, Florida Gulf Coast
Yes. IBHS recommends a professional roof inspection once a year and after major storms, and annual inspections for roofs older than 5 years. NRCA adds that owners should look at least twice a year, preferably in spring and fall. A Florida roof benefits most from a spring check before June 1.
You need a look after severe weather, such as a hurricane, tornado or hailstorm, per NRCA. For an ordinary storm, a quick walk around the house is usually enough. Check for missing or cracked pieces, debris and new ceiling stains, and call a roofer if anything looks wrong.
The Metal Construction Association recommends a regular inspection at least once a year. The inspector looks for debris build-up, loose fasteners and seams that need sealing.
It can ask. Under Florida Statutes 627.7011, a roof at least 15 years old can be inspected at the homeowner's expense before the insurer requires replacement. An inspection showing 5 or more years of useful life remaining keeps the insurer from refusing coverage solely because of age. Check your own policy and renewal notice.
You can do a first pass from the ground, with binoculars. NRCA does not recommend that homeowners walk on roofs unless trained and equipped to do so safely, and Florida's tile roof guide advises against walking on tile. For a closer look, call a roofer.
A written photo report shows where your roof stands today and what to watch next. Reach out and we will set up an inspection.
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