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Thanks, I am using an independent insurance agency. --72.188.xxx.xxx

Shingle roofs have the shortest life expectancy as during the hot days the material starts to deteriorate. Metal roofs are more expensive upfront where for a bit more can upgrade to commercial panels. In severe weather shingles just blow off where a metal roof usually stays intact. Since installing a metal roof on the house the house next door has had the shingles replaced three times. One person told at the local HD store that shingles usually last 7 years. In Germany for example they do not used shingles at all where metal, aluminum and tile is used. North America you install cheap then it does not last. The straight metal panels are easy to install on Gable roof. If one layer of shingles then wood strapping then bolt in metal panels. For severe weather better to install commercial grade panels. In town here all the roofers were only interested in installing cheap builders line of shingles so they get repeat business. Many of the new houses here seen roofs deteriorating after 5 years. So roof age depends on material where shingles have the shortest life expectancy. If not concerned about a fancy roof then the straight metal panels are best cost effective option. Here is common where insurance will not insure houses without 200 amp panels as want to get away from fuse panels. --147.194.xxx.xx

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One exception: if you are planning to sell it in the short term - then replace it. You will get much better offers with a newer roof than a 15 year old roof. I've seen older roofs kill deals. I've also seen buyers afraid to even make an offer when the roof starts to get to the end of its useful life. --68.104.xxx.xxx

I have been denied due to having a Zinsco electrical panel so in those cases I’m better off keeping the policy I have but at least then I know prior to selling it will have to be upgraded or the buyer wouldn’t be able to get insurance. --75.89.xxx.xxx

I have dealt with insurance companies where one insurance company inspector said that GFI receptacles should be installed in apartment building where a GFI receptacles would not work in a split circuit as a toaster and microwave can be plugged in the same receptacle. The roofs for the apartment buildings were replaced with steel roofs which were better for insurance rates. Finally the insurance inspection person said the apartment buildings were way above what other buildings were. I removed the swing set for scrap then that safety hazard was eliminated. Well a fifteen years old shingle roof may fail under severe weather conditions even though there is no leak. In the apartment buildings two buildings a central fire alarm system was installed even though municipality did not require. Found it was always to buy better quality more durable materials which last longer like using commercial porcelain floors. For the $5,000 total which included the 7 per cent tax to install a metal roof on the house has paid many times over as seen other houses replacing the shingle many time over where the cost already exceeds one roof replacement. Commercial dead bolt locks cost more but can be repaired, master keyed along repairable where there is greater security as more difficult to break into. Insurance companies base risk depending on location and materials used in building. It is always difficult to own rental properties where insurance companies can be difficult to deal with. Another important area is keep credit score high as this determines policy rates. --147.194.xxx.xx

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Yeah and you worry about some rocks over mulch, SMH, get it together please, if the roof is bad put a metal roof on and be done with it, take the argument away!! THINK --67.233.xxx.xxx

In my experience the sun does a number on shingled roofs in Florida- especially if there are no shade trees. Those protected by trees last longer but I have to keep up on tree trimming. My rolled roofs last as long as the shingled ones if I maintain them, have the seams checked and sealed when necessary, etc... --75.89.xxx.xxx

Metal roof -- you don't see many of them around here. I'm sure it would be more durable but it would stick out like a sore thumb in the neighborhood the rental is in. --72.188.xxx.xxx

If replacement is required then try to get a colour that blends in house so the roof looks part of the house. Roofers go out then buy the cheapest builders line shingles as they want repeat business. They try to talk people out of a roof that is going last longer. View some videos on You Tube about metal roofs. In hot weather the vent is on top of the roof where the heat goes out the vent of the house then house is cooler. If the ceiling is spray foamed then the house is warmer during the hot days and warmer when the weather gets cooler. I always went out of the box where durability along with long life was more important. If concerned about appearance then there are decorative metal roofs where more expensive or metal shingles. If can get more years out the existing roof then can budget for a new roof. For insurance metal roofs stand up in severe weather along with last longer so insurance rates are lower. Weather here during the summer can get very hot that is very hard on shingles. When I drive around here I see many shingle roofs that are deteriorating which were only replaced a few years ago. I treat every capital project as a investment. If ever going to sell house then the value goes up as well. Twenty to thirty or more years out of a roof is more cost effective. --147.194.xxx.xx

Same thing in my area Sarasota West coast area, My insurance co wants replacement after 15 years even using 30Year good shingles. I am replacing all roofs with metal 5v as need. Great long life and hurricane protection. High cost due to state workmans insurance means I pay about 2k more for a long lasting roof. --47.202.xxx.xxx

Kevin I am really getting tired of how the H.O. Insurance companies here in Florida operate. I have seen it get worse over the years. There is one here that won't allow PEX plumbing -- why not, I have no idea. I did some research online and some tradespeople were saying the insurance companies are "overwriting the building code" here with their rules. I think that sums it up. --72.188.xxx.xxx

Thanks for the heads up on that ins co about PEX. I know about the polybutylene piping, but usually the solution is PEX. Sounds like someone in that insurance co isn't understanding that PEX and polybutylene are two entirely different things. Very weird. --68.104.xxx.xxx

It is Tower Hill that is doing this. They insist that customers use CPVC to repipe instead of PEX. From what I was told they will only allow PEX with a manifold system in very new homes (built last 10 years) if it was installed by the builder, but no PEX repipes allowed. Makes no sense at all to me. --72.188.xxx.xxx

Thanks for the information about the wind mit.. I actually had one of those done and was denied. So sleazy. --72.188.xxx.xxx

If you're worried about the longevity of the roof, then put aside money to cover the new roof and don't reroof until you're forced to, but you'll at least have the funds in reserve. --108.69.xxx.xxx

Next the insurance co's will expect premium payments and ZERO coverage for anything! --68.104.xxx.xxx

Commercial pex such as Uponor or Rehau is much more durable then copper, galvanized piping or any type of piping. With commercial pex it is possible to easily install sprinkler system with less labour. It seems the insurance are too far from reality. CPVC piping has had a lot of problem with failures where commercial pex can be used in commercial buildings where the requirements are much more stringent then residential applications. --147.194.xxx.xx

These insurance companies here in Florida don't care about common sense, Robert, unfortunately. They only care about mitigating their perceived risk from hurricanes in any way they can get away with. --72.188.xxx.xxx

There was a house in Florida which costs 20 per cent more to build that would withstand severe weather conditions. One day there was hurricane where that house was left standing with minimal damage then other houses were completely gone to the ground. In a rural location here where wind is more severe it is not uncommon to have shingles blow off in severe weather. Eventually all the building codes will be upgraded where houses will have to be built to withstand severe weather conditions. In Germany for example there is no wood frame or stick construction where houses are built from concrete block or poured concrete. Roofs are clay tile, steel or aluminum where when a roof was replaced they go over the existing roof. In northern Germany the houses have no air conditioning where the cars have air conditioning. It started to get dark around 10.30 in May as it is further north then here. Houses are heated with gas boilers, wood boilers with radiators or radiant floor heating. Building materials are better quality then in North America. In the past had issues with insurance companies where fortunately when the roofs were replaced in the apartment buildings went to metal. The other things the insurance company wanted would too expensive along not necessary for a block building built 1993. Down the road there many illegal apartments in houses which were paying property tax on a single family home where there were fire walls between the rental units. I explained it is extremely difficult to compete with illegal rental units where upgrades would raise rents $50 to $100 dollars per rental unit. I showed all the annual fire alarm certificates of fire alarm, fire extinguisher inspections. If vacancies are low then it is better to upgrade then amortize the cost into the rent where over time paid for. --147.194.xxx.xx

I don't know if OP's roof follows the newer building code requirements or not since the roof is 15 yrs old and he is located in Central Florida where the wind insurance is significantly less expensive than it is here in S Florida. Is it worth it to change the roof at 15 yrs? I don't think so at this point based on the OP's initial post and his location and likely lower insurance premium. I do think J is wise in getting an independent roofing inspection to find out the actual condition of his roof right now to make an informed decision. --68.104.xxx.xxx

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This one is a three tab roof (I had thought it was architectural shingle but I was getting it mixed up with another one). I've decided to go ahead and get it replaced. --72.188.xxx.xxx

J,Being in construction for some 60 years I’d be a little hesitant to have a roof replaced after only ,15,I have a couple of lots in Cape Coral but no structures on them,I’ll leave that to the succeeding generations.A roof using a good grade of shingle should be good for 40 years as long as it is installed properlyi irrespectful of what the German in the outskirts of Toronto suggests otherwise................charlie...........just another immigrant’s perspective.for what’its worth..................... --32.214.xxx.xx

J, I think I’d tell the insurance company to go to hell and drop them completely and be my own inssurerWhat do you have to lose,...........charlie --32.214.xxx.xx

Here in the New Haven Area in Connecticut youl’d be hard pressed to find a supplier who deals with metal roofs,just saying........charlie --32.214.xxx.xx

Robert Ontario, your response is nonsensical...i never bought a cheaper shingle once in 25 years. a callback or leak is expensive and embarrassing. your remark is internally inconsistent...one does not earn repeat clients suing discount or low grade materials... --76.95.xxx.xxx

Mike,Robert in Toronto does come up with some hairbrained ideas,don’t know where he gets them,must be reading the ‘funnies’ too much or hanging out in the wrong part of town..............................charlie --32.214.xxx.xx

Living in Brockville Ontario back in the early 50s and using 3 tab shingles on some of the houses we built,did a sweep of some of the houses we built back then,when we were up there last year,some we couldn’t find some are still there with the original roofs So I don’t know what to tell you Robert except to say “jennae parle Fonce’ at all............................. charlie --32.214.xxx.xx