Florida -- roof age
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Florida -- roof age (by J [FL]) Sep 29, 2020 6:44 PM
       Florida -- roof age (by FloridaNative [FL]) Sep 29, 2020 7:05 PM
       Florida -- roof age (by J [FL]) Sep 29, 2020 7:19 PM
       Florida -- roof age (by Robert,OntarioCanada [ON]) Sep 29, 2020 8:45 PM
       Florida -- roof age (by J [FL]) Sep 29, 2020 9:11 PM
       Florida -- roof age (by FloridaNative [FL]) Sep 29, 2020 9:57 PM
       Florida -- roof age (by LisaFL [FL]) Sep 29, 2020 10:34 PM
       Florida -- roof age (by Robert.OntarioCanada [ON]) Sep 29, 2020 10:51 PM
       Florida -- roof age (by J [FL]) Sep 30, 2020 12:16 AM
       Florida -- roof age (by ROCKING BEAR [FL]) Sep 30, 2020 3:02 AM
       Florida -- roof age (by LisaFL [FL]) Sep 30, 2020 8:38 AM
       Florida -- roof age (by J [FL]) Sep 30, 2020 8:47 AM
       Florida -- roof age (by Robert,OntarioCanada [ON]) Sep 30, 2020 11:03 AM
       Florida -- roof age (by Kevin [FL]) Sep 30, 2020 11:16 AM
       Florida -- roof age (by J [FL]) Sep 30, 2020 11:20 AM
       Florida -- roof age (by FloridaNative [FL]) Sep 30, 2020 1:12 PM
       Florida -- roof age (by J [FL]) Sep 30, 2020 1:33 PM
       Florida -- roof age (by J [FL]) Sep 30, 2020 1:40 PM
       Florida -- roof age (by Landlord ofthe Flies [TX]) Sep 30, 2020 2:56 PM
       Florida -- roof age (by FloridaNative [FL]) Sep 30, 2020 2:57 PM
       Florida -- roof age (by Robert,OntarioCanada [ON]) Sep 30, 2020 4:06 PM
       Florida -- roof age (by J [FL]) Sep 30, 2020 9:20 PM
       Florida -- roof age (by Robert,OntarioCanada [ON]) Sep 30, 2020 10:34 PM
       Florida -- roof age (by FloridaNative [FL]) Oct 1, 2020 9:00 AM
       Florida -- roof age (by SHAUN [FL]) Oct 4, 2020 9:20 PM
       Florida -- roof age (by J [FL]) Oct 5, 2020 3:23 PM
       Florida -- roof age (by Cjo’h [CT]) Oct 11, 2020 3:31 PM
       Florida -- roof age (by Cjo’h [CT]) Oct 11, 2020 3:38 PM
       Florida -- roof age (by Cjo’h [CT]) Oct 11, 2020 3:46 PM
       Florida -- roof age (by mike [CA]) Oct 17, 2020 1:25 PM
       Florida -- roof age (by Cjo’h [CT]) Oct 19, 2020 4:09 PM
       Florida -- roof age (by Cjo’h [CT]) Oct 19, 2020 4:32 PM

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Florida -- roof age (by J [FL]) Posted on: Sep 29, 2020 6:44 PM

Any of the Florida landlords...Shaun, LisaFL etc,

At what point do you get your roofs replaced? I have one house that has a 15 year old roof at this point. I do have insurance on the house but I wanted to get a quote on a new policy for other reasons. The agent told me "no one else will do a policy on it because the roof is over 15 years old" and also "companies aren't writing new policies in that zip code at this time" which I thought was bizarre because this house is 40 State miles inland.

The roof doesn't have leaks or damage to my knowledge but now of course it's "old" by Florida insurance standards.

Do you think I should go ahead and get it replaced right now anyway so I don't end up in a bind later on if I get dropped by my current insurance for some reason, or would you leave it alone and try to get a few more years out of it? Thanks.


Florida -- roof age (by FloridaNative [FL]) Posted on: Sep 29, 2020 7:05 PM

I haven't seen insurance co's restrict shingle roofs to 15 years. I have seen them send out cancelations for 20 years on a shingle roof in Fl. That is the max (20 yrs) they will allow for shingle roofs even if the roof is in good shape. Part of the problem you are facing at the moment is we are in hurricane season and that's when insurance co's are extremely picky IME. I have also noticed that the zip code thing varies from time to time so although they aren't writing in that zip code now, maybe they will in a few weeks.

Are you using an insurance broker? A good insurance broker is worth their weight in gold (not one of the Allstate or State Farm agencies that broker out limited policies). A good broker finds you great insurance at a good price which is tough in Florida.


Florida -- roof age (by J [FL]) Posted on: Sep 29, 2020 7:19 PM

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

Florida -- roof age (by Robert,OntarioCanada [ON]) Posted on: Sep 29, 2020 8:45 PM

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

Florida -- roof age (by J [FL]) Posted on: Sep 29, 2020 9:11 PM

It was a very Florida specific insurance roofing question. Not a request for a monologue about different types of roofing materials from someone who doesn't own property in Florida.

Robert Ontario I don't know why you feel the need to respond to so many topics when you don't seem to even read the question and respond with useful information.


Florida -- roof age (by FloridaNative [FL]) Posted on: Sep 29, 2020 9:57 PM

I just realized I didn't answer your question: I would wait until the 19th year to install a new roof unless you start to experience some damage to the roof.

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

Florida -- roof age (by LisaFL [FL]) Posted on: Sep 29, 2020 10:34 PM

I have received letters when my roofs get older. All you have to do is get a roof certification letter/inspection. My roofer will inspect and state the roof has at least four remaining years of life. If it doesn’t, he will let me know.

On occasion he has felt it didn’t but the report will say it does because he knows I will have it replaced before there are any problems.

I have sold several houses with 20 year old roofs where the roofs had zero issues. But, prior to selling I have them replaced anyway because then it is guaranteed the buyer will have no issues getting insurance.

I also have my roofs inspected every couple of years and maintenance done as needed. It definitely preserves the life of the roof. I don’t want water damage.

I would find another agent. I have never been denied insurance simply because a roof was 15 years old. Whenever you get a new policy you are required to get a four point inspection. This inspection verifies the condition of the roof, water heater, AC and electrical panel. So long as the inspection shows the roof is in good condition and has at least four more years of life there is no issue.

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

Florida -- roof age (by Robert.OntarioCanada [ON]) Posted on: Sep 29, 2020 10:51 PM

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

Florida -- roof age (by J [FL]) Posted on: Sep 30, 2020 12:16 AM

Thanks!...I getting tired of this insurance agency...lots of double talk. I've been using this place a long time, maybe it's time to get some quotes from another place.

The house is 41 years old and I was concerned about possibly getting dropped for no reason (that happened to me once before on a different house, and I've never made a claim) and possibly ending up on Citizens or not being able to get insured at all, or not making it through a 4 point inspection.

But now it sounds like getting a roof inspection and waiting a few more years might be a better idea. I'm not planning to sell this house soon.


Florida -- roof age (by ROCKING BEAR [FL]) Posted on: Sep 30, 2020 3:02 AM

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

Florida -- roof age (by LisaFL [FL]) Posted on: Sep 30, 2020 8:38 AM

You only need to get a roof certification done by a roofer if the insurance company asks for one.

I have my roofers looked over by my roofer just for my own piece of mind. I’ve had some older ones I thought I needed replacements on and my roofer said they were fine. In a couple of cases there have been ones I didn’t think needed to be replaced and he said they should be.

I am fortunate to have an honest and experienced roofer.

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

Florida -- roof age (by J [FL]) Posted on: Sep 30, 2020 8:47 AM

I think I might have an independent roof inspection done first before I make a decision. Then at least I won't be guessing.

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

Florida -- roof age (by Robert,OntarioCanada [ON]) Posted on: Sep 30, 2020 11:03 AM

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

Florida -- roof age (by Kevin [FL]) Posted on: Sep 30, 2020 11:16 AM

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

Florida -- roof age (by J [FL]) Posted on: Sep 30, 2020 11:20 AM

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

Florida -- roof age (by FloridaNative [FL]) Posted on: Sep 30, 2020 1:12 PM

I agree with you J. The insurance co's here are in complete control. At least it seems that way. This business of cutting the insurance off at a 20 yr old roof started about 5 to 10 years ago if I remember right when Citizens said they wouldn't insure any property with a shingle roof over 20 yrs old. Then all the other insurance co's followed their lead.

Don't ever let the insurance co send out an "inspector" for wind mitigation or 4 point inspections - you will end up with zero discounts for wind mit and the 4 point will fail. They have the ins co as their client. Almost accidently had an "independent" inspector and then he bragged about doing the inspections for insurance co's for about 2/3rd's of his business. Naturally I didn't hire him. Not after the the scandal there was a few years ago about the many inspectors in the ins co's pocket to deny wind mit improvements on their inspections. The inspection fraud by the insurance co's was wide spread, all over Florida.

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

Florida -- roof age (by J [FL]) Posted on: Sep 30, 2020 1:33 PM

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

Florida -- roof age (by J [FL]) Posted on: Sep 30, 2020 1:40 PM

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

Florida -- roof age (by Landlord ofthe Flies [TX]) Posted on: Sep 30, 2020 2:56 PM

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

Florida -- roof age (by FloridaNative [FL]) Posted on: Sep 30, 2020 2:57 PM

Thanks for the info on Tower Hill.

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

Florida -- roof age (by Robert,OntarioCanada [ON]) Posted on: Sep 30, 2020 4:06 PM

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

Florida -- roof age (by J [FL]) Posted on: Sep 30, 2020 9:20 PM

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

Florida -- roof age (by Robert,OntarioCanada [ON]) Posted on: Sep 30, 2020 10:34 PM

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

Florida -- roof age (by FloridaNative [FL]) Posted on: Oct 1, 2020 9:00 AM

Robert, you mention building codes need to change to better withstand severe weather conditions. Here in Fl building code HAS changed over the years significantly since Hurricane Andrew in 1992 and then again in 2003. There are a whole set of 'new' requirements for wind mitigation - including roofing material, roof shape, nailing, strapping, etc. South Fl has tougher wind mit requirements in Miami-Dade and Broward counties (Palm Beach too) compared to Central Fl, but many of the standards in local building codes (from what I have seen) will follow S Fl standards even if they are located in other parts of Florida. IMO some shingles flying off the roof during a hurricane is a cosmetic condition - as long as the integrity of the roof isn't compromised which is what the building code attempts to do up to a minimum wind force (146 mph in Miami-Dade).

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

Florida -- roof age (by SHAUN [FL]) Posted on: Oct 4, 2020 9:20 PM

Hi John-

I agree with the statements that roofs don't last long in FL because of heat/sun and of course our Tropical storms/hurricanes cause wind damage.

I think Lisa, mentioned a having a Roof Inspection. I too have used an Inspection to add Insurance life to a policy.

Personally, I have started moving away from shingle roofs to the new metal roofs.



Florida -- roof age (by J [FL]) Posted on: Oct 5, 2020 3:23 PM

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

Florida -- roof age (by Cjo’h [CT]) Posted on: Oct 11, 2020 3:31 PM

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

Florida -- roof age (by Cjo’h [CT]) Posted on: Oct 11, 2020 3:38 PM

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

Florida -- roof age (by Cjo’h [CT]) Posted on: Oct 11, 2020 3:46 PM

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

Florida -- roof age (by mike [CA]) Posted on: Oct 17, 2020 1:25 PM

i've installed hundreds of roofs as a roofer and have issued dozens of roof certs for folks that were told by insurance inspectors that they needed a new roof. unfortunately for them the "inspectors" were no more qualified to issue pronouncements than i would be to speak to an air conditioner. the typical inspector gets about $45 for a local inspection and 1. will not go up on a roof, 2. will not have ever installed a roof and 3. is likely not a skilled tradesman in ANY discipline so my site visit notes and opinion have carried in 90% of the cases. a local roofer can tell you honestly if the roof is good or not...the telltales are often so easy to spot that they are not questionable.

in so/cal I see the south and west exposures fail well before the east and north exposures due to UV and in hawaii I see the same stuff as florida...tougher conditions mean slightly different install details and some local practices including prescriptive replacement

a roof only 15 years old is not a suspect unless you have weekly hail storms, monthly 80 knot winds or trees rubbing them through. the general rule for three tabs is 20 years give or take 2-3 and i've seen them go 25 and then some. you'll see them lose their granules and show the substrate. they DO suffer blow-offs more than the laminated's due to their design.

there is NO REASON to install a three tab roof these days. ALL the manufacturers offer lifetime warranties on the laminated (architectural) shingles.

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

Florida -- roof age (by Cjo’h [CT]) Posted on: Oct 19, 2020 4:09 PM

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

Florida -- roof age (by Cjo’h [CT]) Posted on: Oct 19, 2020 4:32 PM

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

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