Yes. A home inspector looks at the roof only from a distance and is not required to walk it or predict its life. Before buying in Florida, get a roofer's photo report when the roof is 15 years or older, shows problems, or your insurer asks about its age.
You found a house you like. The roof is the part you can least judge from the driveway, and in Florida it can decide your insurance too.
Yes. A home inspection looks at the roof, but only from a distance. An older roof, or one that shows problems, deserves a closer look from a roofer before you close.
Buying a house means taking on its roof. A roof replacement is one of the larger repair jobs a homeowner faces, and our roof cost per square guide shows what sets the price. In Florida the roof also reaches into your insurance. Insurers look hard at roof age, so the age and condition of the roof can decide if you get a policy, and what it costs.
Four people usually touch this question. You, the buyer, decide how much to look into. A licensed home inspector checks the whole house, roof included. A roofer can look at the roof in detail and write down what he finds. Your insurance company decides whether the roof is acceptable to insure. Each one sees something different, so the sections below show who sees what.
Timing matters too. Your contract sets your inspection deadline. Ask your agent or real estate attorney for your exact dates the day you sign, and book the roof look early in that window.
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 straight answer on repair or replacement. Coastline Roofing works all over Florida (license CCC1331076).
A home inspector gives the roof a limited, visual look, usually from the ground or the eaves, and is not required to walk it or predict how long it will last.
Florida law defines home inspection services as "a limited visual examination" of the readily accessible systems and components of a home, and it lists roof covering among them (Florida Statutes 468.8311). The two big inspector groups set the details in their standards.
InterNACHI's Standards of Practice have the inspector look at the roof covering, gutters and downspouts, vents, flashing, skylights, the chimney and other roof penetrations, all from ground level or the eaves. The inspector also looks at the general roof structure from readily accessible panels, doors or stairs, and reports signs of active leaks. The same standard says the inspector is not required to walk on any roof surface, predict its service life, perform a water test, warrant or certify the roof, or confirm that the roof covering is fastened properly.
ASHI's Standards of Practice list roofing materials, roof drainage, flashing, skylights, chimneys and roof penetrations. They ask the inspector to report parts that are near the end of their service lives, and they do not require the inspector to determine remaining life expectancy.
None of that is a fault. A home inspector is checking the plumbing, electrical, heating and cooling, and structure in the same visit. The roof gets a fair look in that time. It just does not get the close, up-the-ladder look a roofer gives it.
| Home inspector (InterNACHI and ASHI standards) | Roofer's photo report | |
|---|---|---|
| Main job | Check the whole house, including a visual look at the roof | Check only the roof, in detail |
| Getting on the roof | Not required to walk it; works from the ground or eaves | Coastline usually flies a drone over tile first, then goes up close where needed |
| Remaining life | Standards do not ask for a prediction of service life | Gives an opinion of condition and what needs repair; nobody can promise a date |
| What you get | A report for the whole house | A written report with photos of each problem found |
Six things worth a second look, from a showing or from an inspection report.
Ask the seller for the permit, the contract or a receipt from the last replacement. Florida law measures roof age from the last date the whole roof was built or replaced to code.
State Farm lists missing, curling, cupped, broken or cracked shingles, damage in valleys, and heavy granule loss in the gutters as signs of trouble. Blisters can point to poor attic ventilation.
Flashing is the thin metal that seals the roof at walls, chimneys and vents. State Farm names rusty, cracked or loose flashing around vents and chimneys as a common trouble spot. IBHS adds cracked pipe boots and loose vents.
Stains, damp insulation, daylight through gaps and rusted nails in the attic can point to leaks. Florida's Division of Emergency Management lists the same signs, and warns that air conditioner condensation can mimic a leak.
Tiles are brittle. The state's tile guide calls the hip, ridge and eave tiles the most vulnerable and says mortar-set tile performed worst in hurricane investigations. Tiles also crack when people walk on them, so a drone look helps.
On metal, the Metal Construction Association says to look for loose fasteners, debris and seams that need sealing. On low-slope roofs, State Farm says pooling water can mean poor drainage.
Find the roof age first, call an insurance agent early, and get a roofer's photo report when the roof is older or the home inspector flags something.
Ask for the permit and the last replacement paperwork. A roof that is 15 years old or more brings insurance rules into play, covered below.
Give the agent the address and the roof age before your inspection period ends. An answer on coverage can change what you offer.
Ask the inspector how the roof will be viewed, and whether they will go up. Read the roof section of the report line by line.
If the roof is older, patched, tile, or flagged, a roofer's roof inspection gives you photos and a written answer on what needs repair now and what can wait.
A written list of problems gives you something concrete to bring to the seller. Your agent or attorney guides the talk.
Some policies call for a four-point inspection or a wind mitigation form. Both are signed by a licensed inspector. Ask your insurer which forms it wants.
A four-point inspection checks the roof, electrical, plumbing and heating and cooling for an insurer. A wind mitigation form (the OIR-B1-1802) records the roof's wind features for a premium credit. A roofer's photo report is neither. Coastline's license cannot sign the wind mitigation form, but Coastline can coordinate a licensed inspector for you. Our roof inspection cost guide covers who does each one.
Under Florida law 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 can show the roof has 5 or more years of life left.
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. For a roof of at least 15 years, the insurer has to let the homeowner have the roof inspected, at the homeowner's expense, by an authorized inspector before it requires replacement. If the inspection finds 5 years or more of useful life remaining, the insurer may not refuse solely because of age. The rule applies to policies issued or renewed on or after July 1, 2022. Our roof age and insurance guide goes deeper.
Citizens, the state-backed insurer, has its own rules. In a March 2023 bulletin it set a roof age of 25 years for shingle and similar roofs, and 50 years for tile, slate, concrete or metal. Roofs past that age need proof of replacement or at least 5 years of remaining useful life, shown on a four-point or roof inspection form. Citizens updates these rules, so check its current guide before you rely on a number. Our too old for insurance page covers the options.
A buyer should also know about the wind mitigation form. Under Florida Statutes 627.711, an insurer must accept the uniform form when it is signed by a licensed home inspector with hurricane training, a certified building code inspector, a licensed general, building or residential contractor, a licensed engineer or architect, or someone the insurer recognizes as qualified. It can lower premiums on a house with the right roof features.
Your policy and your insurer decide what is covered and at what price. This is general information, not legal advice.
A repair can be enough on a newer roof. A roof near the end of its life usually points toward replacement, and the report should say which one you face.
Start with the photos. A few cracked tiles, one flashing seam or a handful of lifted shingles often call for a repair. Widespread curling, heavy granule loss or leaks in several spots point toward replacement. Our guides on signs you need a new roof and a roof with 2 to 3 years left help you tell them apart.
Ask for the roof type and the repair scope in writing, and ask what is urgent and what can wait. Then read the roof repair cost guide. Coastline repairs and replaces shingle, tile, metal and low-slope roofs, and a written report gives you real numbers to bring to the table.
"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
It depends on your contract. Buyers usually order and pay for their own inspections during the inspection period. Ask your agent or real estate attorney for your deadlines and who covers what, and book the roof look early in that window.
Not under the standards. InterNACHI says the inspector is not required to predict service life, and ASHI does not require determining remaining life expectancy. The inspector can report that parts are near the end of their service lives. For a closer opinion, ask a roofer.
Your insurer decides. A four-point inspection checks the roof, electrical, plumbing and heating and cooling. Citizens' 2023 bulletin accepts a four-point form or a roof inspection form showing at least 5 years of remaining useful life. Ask your agent which form your insurer wants before the inspection period ends.
No. Coastline's license cannot sign the OIR-B1-1802 wind mitigation form. Under Florida Statutes 627.711 it takes a licensed home inspector with hurricane training, a certified building code inspector, a qualifying contractor, engineer or architect, or someone the insurer accepts. Coastline can coordinate a licensed inspector for you.
No. Florida law 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 full roof. A new owner does not restart the clock. Ask the seller for permits and receipts.
No. NRCA does not recommend that homeowners walk on roofs unless trained and equipped to do it safely, and the state's tile roof guide advises against walking on tile at all. Look from the ground with binoculars, and check the attic for stains instead.
A written photo report shows what is up there and what it may take to fix. Send us the address and your closing dates and we will tell you what a visit can cover.
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