The Relationship Between the 4-Point Inspection and Your Roof

The Relationship Between the 4-Point Inspection and Your Roof

Because the roof section of the 4-point inspection is the single most common source of coverage problems, it is worth understanding how Florida law intersects with the insurance industry’s approach to roof age.

In 2022, the Florida Legislature passed Senate Bill 2-D during a special session focused on the state’s property insurance crisis. Among its provisions, SB 2-D established that insurance companies cannot refuse to issue or renew a homeowner’s policy solely because the roof is less than 15 years old. For roofs that are 15 years old or older, insurers must allow the homeowner to obtain an inspection — at the homeowner’s expense — before requiring a roof replacement as a condition of coverage. If that inspection, performed by an authorized inspector, shows that the roof has at least five years of remaining useful life, the insurer cannot refuse coverage based on roof age alone.

This does not mean a roof over 15 years old will automatically be accepted. It means the insurer cannot use age as the sole reason for denial without allowing an inspection first. If the inspection reveals material deficiencies — deteriorated shingles, compromised decking, active leaks, soft spots — the carrier can still require repair or replacement as a condition of coverage.