Hurricane Season Is Open: What to Do Right Now If Your Roof Is Over 15 Years Old

Published June 3, 2026

Hurricane season officially opened on June 1. And while NOAA’s 2026 forecast calls for a below-normal year — 8 to 14 named storms, with a developing El Niño expected to keep activity in check — any single storm that hits Hillsborough County can turn an aging roof into an emergency. If your roof is 15 years old or older, the next 30 days are your window to act before the season’s statistical peak arrives in September.

Here in Brandon, Riverview, and Valrico, thousands of homes are sitting on roofs that were installed between 2005 and 2011, right in the post-hurricane building boom. Those roofs are now crossing the threshold where insurance carriers start paying very close attention — and where storm damage gets exponentially more expensive. Here’s what you should be doing right now.

Understand What “15 Years” Means to Your Insurance Company

Florida’s Senate Bill 76, passed in 2021, says insurers can’t refuse to cover your home solely because your roof is under 15 years old. But the moment your roof crosses that line, the rules change dramatically.

Once your roof hits 15 years, insurance carriers in Florida can:

• Require a detailed roof inspection before issuing or renewing your policy
• Demand repairs or a full replacement based on inspection findings
• Refuse to renew your coverage altogether
• Shift you from replacement cost coverage to actual cash value — meaning you’d receive far less on a claim

Citizens Property Insurance, Florida’s insurer of last resort, already requires inspections for any roof 15 years or older. And many private carriers in Hillsborough County have gotten even more aggressive — some won’t write new policies on roofs older than 10 years, regardless of condition. If you receive a non-renewal notice, you typically have just six months to find new coverage or replace the roof.

The takeaway: don’t wait for that letter. Get ahead of it now, before hurricane season puts your aging roof to the test.

Get a Wind Mitigation Inspection — It’s the Best $150 You’ll Spend This Year

A wind mitigation inspection is a certified evaluation of how well your home is built to withstand high winds. In Hillsborough County, a licensed inspector will assess your roof covering, roof deck attachment, roof-to-wall connections, roof shape, secondary water resistance, and opening protection.

Here’s why every Brandon homeowner with a roof over 15 years old should schedule one immediately:

• Insurance savings: Wind mitigation credits can reduce the windstorm portion of your homeowners premium by up to 70 percent. Depending on your policy, that can translate to $400 to $800 or more per year in savings.
• Cost: A wind mitigation inspection in the Tampa Bay area typically runs $135 to $150. Most inspectors deliver the report the same day.
• Leverage: If your roof does have strong features — hurricane clips or straps, FBC-compliant shingles, 8d nail patterns on the roof deck — you’ll have documentation to present to your carrier. That can make the difference between renewal and non-renewal.
• Bundling: Many inspectors offer a discounted bundle with a four-point inspection, which most carriers also require for older homes. Get both done in one visit.

Even if your roof is aging, the underlying structure may still qualify for significant credits. A wind mitigation report gives you the facts — and the bargaining power.

Know When to Repair and When to Replace

Not every 15-year-old roof needs a full replacement. But some clearly do. Here’s how to think about it:

Repair makes sense when:

• Damage is limited to a small area — a few missing or cracked shingles, a localized leak
• The roof deck underneath is solid and dry
• You haven’t needed repeated repairs after recent storms
• Your insurance carrier is still willing to renew without conditions

Replacement is the better call when:

• Your asphalt shingles are curling, cracking, or losing granules in large quantities (check your gutters — that’s where granules collect)
• You see soft spots or sagging areas on the roof surface
• Water stains on ceilings, musty attic smells, or bubbling paint are showing up inside
• You’re calling for repairs after every major rain event
• Your carrier has already flagged the roof or shifted you to actual cash value coverage

In Florida’s climate, asphalt shingle roofs typically last 12 to 20 years. Tile roofs can go 40 years or more, and metal roofs 40 to 50-plus years. But Tampa Bay’s combination of UV exposure, humidity, afternoon thunderstorms, and salt air can shorten those ranges significantly — especially for homes in Brandon and Riverview that don’t get the coastal sea breeze cooling that waterfront properties enjoy.

Talk to Your Insurance Agent Now — Not After a Storm

Most homeowners only call their insurance agent when something goes wrong. If your roof is 15 years old or older, make a proactive call this week. Here’s what to ask:

1. “What is my roof coverage — replacement cost or actual cash value?” If you’ve been quietly shifted to ACV, your payout on a claim will be drastically reduced.
2. “What would trigger a non-renewal on my policy?” Get the specifics. Every carrier’s threshold is different.
3. “Would a wind mitigation report help my renewal?” In most cases, the answer is yes — and it gives you a paper trail showing you’re a proactive, lower-risk policyholder.
4. “What documentation do you need from a roof inspection?” Some carriers accept a licensed contractor’s certification that the roof has three to five years of remaining useful life. Others want a full engineering inspection.

Having this conversation now — while there’s no active storm and no active claim — gives you the clearest picture of where you stand and what your options are.

Your 30-Day Action Plan

Hurricane season is a six-month event, but the actions that protect your home happen in the next 30 days. Here’s the checklist for Brandon homeowners with roofs over 15 years old:

1. Confirm your roof’s exact age. Check your records, or look up your roofing permit through Hillsborough County’s online permit portal. Your original installation permit will have the date.
2. Schedule a wind mitigation inspection. Budget $135–$150. Ask for a four-point inspection bundle if your home is over 25 years old.
3. Walk your property. Look for curling shingles, dark streaks (algae growth), granule buildup in gutters, and any visible flashing gaps around vents or chimneys.
4. Call your insurance agent. Ask the four questions above. Document the answers in writing — email is best.
5. Get a professional roof inspection. If anything from your walk-around raised concerns, have a licensed Florida roofing contractor evaluate the roof’s remaining useful life.
6. Document everything. Take dated photos of your roof from ground level and inside the attic. If you do need to file a claim later, pre-storm documentation is invaluable.

A below-normal hurricane season is good news — but it’s not a guarantee. It only takes one storm making landfall in Hillsborough County to test every roof in Brandon. If yours is over 15 years old, the time to act is right now, while contractors are available, inspectors aren’t booked out for weeks, and you still have options.

Need a professional roof inspection before hurricane season? Brandon Roofing offers free inspections for homeowners in Brandon, Riverview, Valrico, and the greater Hillsborough County area. Call us at (813) 321-2340 to schedule yours today.

Disclaimer: Insurance regulations and carrier policies change frequently. The information in this article reflects Florida law and industry practices as of June 2026. Always consult directly with your insurance agent or a licensed public adjuster for advice specific to your policy.