Does insurance pay for a new roof in Florida?
Replacement cost versus actual cash value, the old 25 percent rule, and what has changed in the last few years.
By Sade Roofing and Constructions, licensed Florida roofing and general contractor
This is the most common question we get, and the honest answer is: it depends on your policy, your roof's age and what caused the damage. Here is how to read your situation.
Covered cause versus wear
Homeowners insurance covers sudden damage from a covered event such as wind or a fallen tree. It does not cover a roof that simply wore out. An adjuster will look for storm-related damage, such as creased shingles, broken tile from debris, or lifted metal, and separate that from age-related failure.
Replacement cost versus actual cash value
Florida law now allows carriers to offer roof coverage on an actual cash value basis for older roofs, meaning they pay the depreciated value rather than the full replacement cost. Many policies written in the last few years include a roof payment schedule. Check your declarations page for the words 'roof surfacing payment schedule' or 'ACV'.
The 25 percent rule
For years, Florida code required that if more than 25 percent of a roof was repaired or replaced in a 12-month period, the entire roof had to be brought up to current code. A 2022 change relaxed this for roofs that were built or replaced to the 2007 code or later. The practical effect is that more partial repairs are allowed on newer roofs, while older roofs still frequently need full replacement once significant work is required.
What helps your claim
- Dated photos of the roof from before the storm
- A prompt report to your carrier, within the deadline in your policy
- A licensed contractor's inspection with photos and measurements
- Keeping the claim in your own name rather than assigning benefits
We provide inspection reports and estimates in the format adjusters expect, and we meet them on site when asked. We do not take over claims. Your roof, your policy, your decision.