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Non-renewal, explained

Florida Insurance Non-Renewal Over Your Roof: What Do I Do Now?

Don't panic, and don't wait. A Florida insurer must give you written notice at least 120 days ahead, stating the reason. Read that reason, get the roof inspected and documented, repair or replace what it needs, then shop other insurers with those papers in hand. Citizens is the last resort, and your roof must qualify there too.

By Josh Hildebrand, owner of Coastline Roofing · Florida license CCC1331076 ·

The letter says your policy won't renew, the roof isn't leaking, and now there's a date to beat. Here's what that notice means under Florida law, what can change the outcome, and what to do this week.

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The reason

Why did my insurer non-renew my policy over my roof?

Insurers set their own rules on roof age and condition. If your roof falls outside them, they can decline to renew, but the notice has to say why.

Florida Statutes section 627.4133(2)(b) says the notice "must include the reason for the nonrenewal, cancellation, or termination." Read that line first. Roof age, roof condition, and reasons unrelated to the roof each have a different fix.

If the reason is age, state law sets limits. Section 627.7011(5)(b) says an insurer "may not refuse to issue or refuse to renew" a homeowner's policy on a roof less than 15 years old "solely because of the age of the roof." For a roof 15 or older, section 627.7011(5)(c) says the insurer must let you have a roof inspection "by an authorized inspector at the homeowner's expense" before it requires a replacement. If it shows 5 or more years of useful life left, age alone can't be the reason to turn you down.

The word that matters is "solely"

The law stops refusals based on roof age alone. An insurer can still act on the roof's condition, such as storm damage or wear an inspection finds, or on reasons unrelated to the roof.

For why Florida carriers have tightened up on older roofs, see why insurers call Florida roofs too old.

Aerial view of a Florida neighborhood in Manatee County with a mix of tile and shingle roofs
A Florida neighborhood from the air, Manatee County, with a mix of tile and shingle roofs. Roof material matters to Citizens' age limits, covered below.
Your deadlines

How much warning does Florida law give me before a non-renewal?

At least 120 days. Your insurer must give written notice at least 120 days before the non-renewal takes effect, and if it misses that, your coverage is extended.

That's section 627.4133(2)(b). There's no longer period for long-time customers, and the shorter-notice exceptions in that paragraph cover specific cases, such as unpaid premium or a policy that also insures your car. The effective date on your letter is your real deadline, not the day the letter arrived.

Notice rules in Florida Statutes section 627.4133
SituationWhat the law saysWhere
A standard non-renewalWritten notice at least 120 days before the effective date, with the reason(2)(b)
Notice not given as requiredCoverage continues until your new coverage starts or until the full notice period has run from the day notice is actually given, whichever comes first(2)(d)
Hurricane or wind damage under a declared state of emergencyNo cancellation or non-renewal until 90 days after the home is repaired (when the state's insurance commissioner has also filed an order)(2)(e)1.a.
Damage from any other covered causeNo cancellation or non-renewal until repairs are done or 1 year after the final claim payment, whichever comes first(2)(e)1.b.

Under (2)(e)2., the insurer can still cancel or non-renew before repairs are done: on 10 days' notice for unpaid premium, or 45 days' notice for fraud or a material misstatement on the claim, a homeowner who unreasonably delays repairs, or policy limits already paid. With an open claim, ask your agent to confirm in writing which date applies. Our page on Florida roof and hurricane deductibles covers what you pay out of pocket on a roof claim.

What can change it

Can a new roof or a clean inspection get my coverage back?

They can answer a roof-age reason. Nothing forces an insurer to reverse a decision made on other grounds, so once you have the documents, ask your agent whether the insurer will reconsider or re-quote.

A full replacement resets the age

Section 627.7011(5)(d) counts a roof's age from "the last date on which 100 percent of the roof's surface area was built or replaced." A new roof starts that count over at zero.

An inspection showing 5 or more years left

On a roof 15 or older, an inspection showing at least 5 years of useful life means age alone can't justify a refusal. Section 627.7011(5)(a) defines an "authorized inspector" as one the insurer approves (a roofing contractor can qualify), so ask who it accepts before you book.

A documented repair for a condition problem

If the notice names damage or wear rather than age, fixing that area may answer it. Ask whether a repair with before and after photos will satisfy the insurer.

A wind mitigation report helps with price

It records wind-resistant features that can earn premium credits. It doesn't change the roof's age or condition, so on its own it won't answer a roof-based non-renewal.

First steps

What should I do first after a non-renewal notice?

Read the reason, call your agent, and get the roof documented in the first week or two. Then fix what needs fixing and shop with the paperwork in hand.

  1. Read the whole notice

    Write down the effective date and the exact reason: roof age, roof condition, a failed inspection, or something else.

  2. Call your agent

    Ask what document would change the decision, the date they need it by, and which roof inspections and inspectors the insurer accepts. Get the answers by email.

  3. Get the roof inspected and documented

    Our free drone-assisted roof inspection comes with a written photo report you keep. If your insurer wants its own form or a specific kind of inspector, book that too.

  4. Repair or replace what the report shows

    If the problem is one damaged area, a repair may be enough. If the roof is worn out, a full roof replacement resets the age count. Our estimates are written line by line.

  5. Get a new wind mitigation report after a new roof

    An old report may no longer match the house. After every replacement, we coordinate with a licensed wind mitigation inspector, who completes the form for you to send your insurer. See how wind mitigation credits work.

  6. Send the documents and shop

    Send your agent the report, plus the invoice and permit if work was done. Ask an independent agent (one who quotes several companies) to shop other insurers with the same packet.

  7. Look at Citizens last

    It has price and roof rules of its own, covered below. It's the backup plan, not the first call.

Citizens

Can I get Citizens if no private insurer will cover my roof?

Possibly, but Citizens checks both price and roof. A primary residence isn't eligible if a private insurer offers comparable coverage for no more than 20% above Citizens' premium, and older roofs need proof of remaining life.

The price test is in Florida Statutes section 627.351(6)(c)5.a., and section 627.3518(6)(a) points back to it. It covers new applicants and renewals. In Citizens' own example, if its premium would be $1,000, a comparable private offer of $1,200 or less makes you ineligible. Homes that aren't your primary residence follow a different rule, so ask your agent.

Citizens' roof and inspection rules

  • Shingle and other "soft" roofs older than 25 years need documentation showing at least five years of remaining useful life.
  • Tile, slate, clay, concrete and metal roofs older than 50 years need the same documentation.
  • Citizens requires a four-point inspection (roof, electrical, plumbing, and heating and cooling) "for all property owner, dwelling and mobile home applications for properties more than 20 years old."

Citizens raised the remaining-life minimum from three years to five in 2023, so older advice may be out of date. The current rules are on Citizens' inspections page.

Timing

How fast should I act on a non-renewal notice?

Start the week the notice arrives. 120 days sounds like plenty, but the inspection, any repair or replacement, the permit, and the insurer's review all have to fit inside it.

Nobody can promise how long each step takes at your house, and we won't guess. What you control is the start date. Aim to get your documents to your agent well before the effective date, so there's time for follow-up questions or more shopping if the first answer is no.

On our end, the inspection is free, with no trip fee and no diagnostic fee. Replacement quotes are good for 30 days. Once work starts, most single-family replacements take 1 to 3 days, weather permitting. Larger homes, complex roofs and tile can run 3 to 5 days, and you get the exact timeline before we start.

Aerial view of a shingle roof replacement on a large Florida home, February 2024
A shingle roof replacement on a large home, seen from the air, February 2024. Bigger roofs take longer, one more reason to book early.
Getting help

Who can I call if my non-renewal seems wrong?

Call the Florida Department of Financial Services' Division of Consumer Services at 1-877-693-5236 (1-877-MY-FL-CFO). It's the statewide toll-free helpline, open 8:00 AM to 5:00 PM Eastern, Monday through Friday.

Things worth raising: a roof-based notice that gave you less than 120 days, a notice with no reason, or a non-renewal on a roof under 15 years old that looks like it's based on age alone. Have the notice, your policy number and any inspection report ready. Out-of-state callers can use (850) 413-3089, and the Division of Consumer Services contact page lists other ways to reach them.

We're a licensed roofing contractor (license CCC1331076), not a lawyer, a public adjuster, or an insurance agent. Read your own policy, and ask a licensed professional for advice on your situation. What we can do is put the roof's real condition on paper, with photos.

Reviews

Homeowners who needed a roof on a deadline

★★★★★
"Received new roofing. Coastline was able to start my work within a week after Ian. Very professional and great quality work. Work was complete in less than a week."
Anthony S.Post-Ian roof replacement, Florida Gulf Coast
★★★★★
"Russell from Coastline roofing was amazing. He worked with me to get my dad's roof installed super fast. I called him just looking for a quote and he had it done same day and the roof done within two weeks."
Amanda N.Roof replacement, Florida Gulf Coast
★★★★★
"Within several hours I received a quote based on the exact dimensions of the roof. I was also given a quote based on possible contingencies such as wood rot which I had specifically requested."
Andrew A.Roof quote on a home purchase, Tampa Bay, FL
Keep reading

More on roof age and Florida insurance

Roof Insurance Claim Help

How we document roof damage in photos and a written report, and work alongside your adjuster.

See how we help with claims →

Insurance Says Your Roof Is Too Old

Why Florida carriers cap roof age, and the moves that can keep you covered.

Read your options on an older roof →

How Old Can a Roof Be for Florida Insurance?

The roof age lines carriers use, and how your claim payment can change as a roof gets older.

Check the roof age requirements →

Before you call your agent, read what a wind mitigation report can save you, check the signs a roof needs replacing, or ask us about your notice.

FAQ

More questions about roof non-renewals

Is a non-renewal the same as a cancellation?

Not quite. A non-renewal means the insurer won't offer a new term when yours ends. A cancellation ends the policy before the term is up. Section 627.4133(2)(b) applies the same 120-day notice rule to both, though the law allows shorter notice in some cases, such as unpaid premium.

Who pays for the roof inspection the law talks about?

Section 627.7011(5)(c) says it's "at the homeowner's expense." Our roof inspection is free, and you keep the written photo report. Whether your insurer accepts it is the insurer's call.

Does a repair or a partial reroof reset my roof's age?

A repair doesn't, and neither does one partial reroof on its own. Section 627.7011(5)(d) counts age from the last date 100 percent of the roof's surface was built or replaced. If partial replacements over time end up covering the whole roof, age counts from the date of the first one. A repair can still matter if your notice is about condition rather than age, so read the reason before you decide.

Does the 15-year rule treat tile and metal differently from shingles?

The state rule in section 627.7011(5)(b) is written around the roof's age, not its material. Private insurers set their own underwriting rules, so ask yours. Citizens does split by material: 25 years for shingle and similar roofs, 50 for tile, slate, clay, concrete and metal.

Sources

  1. Florida Statutes (2026): Section 627.4133, notice of nonrenewal, cancellation, or termination
  2. Florida Statutes (2026): Section 627.7011, homeowners' policies and roof age
  3. Florida Statutes (2026): Section 627.351, Citizens Property Insurance Corporation eligibility
  4. Florida Statutes (2026): Section 627.3518, Citizens policyholder eligibility
  5. Florida Department of State: Laws of Florida, chapter 2024-179 (amending section 627.351(6)(c)5.a.)
  6. Citizens Property Insurance: Depopulation Eligibility Update
  7. Citizens Property Insurance: Inspections
  8. Citizens Property Insurance: Roof Rule Changes
  9. Florida Department of Financial Services, Division of Consumer Services: Contact Us

Got a non-renewal notice? Get your roof documented this week

Book a free, drone-assisted roof inspection with a written photo report you keep. No trip fee, no diagnostic fee, and a plain answer on whether the roof needs a repair, a replacement, or neither.

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