How Your Roof’s Age Affects Your Homeowner’s Insurance in Tampa Bay

If you’re a homeowner in Hillsborough, Pasco, or Pinellas County, your roof’s age is one of the biggest factors your insurance company looks at when setting your premium — or deciding whether to renew your policy at all.

Why Insurance Companies Care About Roof Age

Florida’s insurance market has been through a rough stretch. After years of severe hurricane seasons and widespread claims, carriers have tightened underwriting standards across the board. One of the first things they evaluate is how old your roof is.

Here’s the general breakdown most Tampa Bay homeowners run into:

• 0–10 years old: You’re in good shape. Most carriers will write or renew your policy without roof-related issues. You’ll typically qualify for the best rates.
• 10–15 years old: Some insurers start asking questions. You may need a roof inspection to confirm the roof is still in serviceable condition before they’ll renew.
• 15–20 years old: This is where it gets tricky. Many carriers in Florida will either decline to renew or significantly increase premiums. Some won’t write new policies at all for roofs in this age range.
• 20+ years old: Very few private carriers will insure a roof this old in Florida. You may end up with Citizens Property Insurance — the state’s insurer of last resort — which typically comes with higher premiums and less favorable terms.

Replacement Cost vs. Actual Cash Value

Another factor tied to roof age is how your policy pays out if you file a claim. Newer roofs are more likely to be covered at replacement cost — meaning the insurer pays what it actually costs to replace the roof today. Older roofs are often covered at actual cash value (ACV), which factors in depreciation.

The difference can be tens of thousands of dollars on a Tampa Bay home. A roof that costs $15,000 to replace might only pay out $6,000–$8,000 under an ACV policy if the roof is 15 years old.

Florida’s Roof Deductible Rule

In 2022, Florida passed legislation allowing insurers to offer policies with separate roof deductibles. Some Tampa Bay homeowners have discovered — often too late — that their policy includes a roof-specific deductible as high as 25% of the dwelling coverage. On a home insured for $300,000, that’s a $75,000 deductible just for roof damage.

Check your policy declarations page carefully. If you see a separate roof deductible, it’s worth calling your agent to understand exactly what you’re covered for before storm season hits.

When Replacing Your Roof Saves You Money

It sounds counterintuitive — spend $12,000–$20,000 on a new roof to save money? But for many Tampa Bay homeowners, the math works out:

• Lower premiums: A new roof can reduce your annual premium by $1,000–$3,000 or more, depending on the material and your carrier.
• Better coverage: You move from ACV back to replacement cost coverage.
• Wind mitigation credits: A new roof installed to current Florida Building Code standards qualifies for wind mitigation discounts. A qualified inspector can verify features like secondary water resistance, roof deck attachment, and roof-to-wall connections that earn additional credits.
• Policy availability: You regain access to private carriers with better rates and terms instead of being stuck with Citizens.

Get a Wind Mitigation Inspection

Whether you replace your roof or not, every Tampa Bay homeowner should have a wind mitigation inspection. This $75–$150 inspection documents your roof’s wind-resistant features and can unlock significant insurance discounts — sometimes $500–$1,500 per year — even on an existing roof that’s in good condition.

If you’ve never had one, or if it’s been more than five years, it’s worth scheduling.

What Tampa Bay Homeowners Should Do Now

Hurricane season starts June 1, and insurance companies start tightening up well before that. Here’s a practical checklist:

1. Check your roof’s age. If you don’t know when it was last replaced, your county property appraiser’s website usually has that information.
2. Read your insurance policy. Look for the roof deductible, whether you have replacement cost or ACV coverage, and any roof age exclusions.
3. Schedule a professional inspection. A qualified roofing contractor can assess your roof’s actual condition — age alone doesn’t tell the whole story.
4. Get a wind mitigation inspection. Even if your roof is in good shape, you may be leaving money on the table without one.
5. Plan ahead. If your roof is approaching the 15-year mark, start budgeting and getting estimates now rather than scrambling when your carrier sends a non-renewal notice.

FL Brandon Roofing Can Help

We’ve been helping Tampa Bay homeowners navigate roofing and insurance decisions for over 30 years. Whether you need an honest assessment of your current roof, a wind mitigation inspection referral, or a quote on a full replacement, our team is here to help.

Call our Tampa Bay office at (813) 538-8200 or stop by 10825 Tom Folsom Rd in Thonotosassa. We serve homeowners throughout Hillsborough, Pasco, and Pinellas counties.