Selling a Florida house with an old roof or a failed 4-point inspection
Short answer
You can sell a Florida house with an old roof or a failed 4-point inspection, but the buyer's insurance is usually the sticking point, not the sale itself. A buyer using a mortgage generally needs homeowners insurance to close, so an insurer's roof or 4-point requirements can stall a financed sale. Your choices are to replace or repair the roof, document that it has enough life left, give the buyer a credit, or sell as-is to a buyer who isn't relying on a lender.
Why roof age decides so many Florida sales
When someone buys with a mortgage, the lender wants the property protected, so lenders generally require proof of homeowners insurance (CFPB). In Florida, insurers look closely at the roof and at the home's major systems before they write a new policy. If the buyer can't get coverage the lender accepts, the loan can't close, and the sale either falls through or gets renegotiated.
That's why a 4-point inspection, a roof certification or a wind mitigation report often comes up during a sale even though none of them is a building-code requirement for selling a house.
Florida's roof-age insurance law
Section 627.7011(5) of the Florida Statutes limits how insurers can use roof age for homeowners policies issued or renewed on or after July 1, 2022 (§ 627.7011(5)(e)).
| Roof age | What the insurer can and can't do | Source |
|---|---|---|
| Under 15 years | May not refuse to issue or renew a homeowners policy solely because of the roof's age | § 627.7011(5)(b) |
| 15 years or more | Must allow a roof inspection by an authorized inspector, at the homeowner's expense, before requiring replacement as a condition of issuing or renewing | § 627.7011(5)(c) |
| 15 years or more, 5+ years of life left | May not refuse to issue or renew solely because of roof age if the inspection shows 5 or more years of useful life remaining | § 627.7011(5)(c) |
| How age is counted | From the last date 100% of the roof surface was built or replaced to the code then in effect, or from the first date of a partial replacement when later partial jobs completed 100% of the surface | § 627.7011(5)(d) |
An "authorized inspector" must be approved by the insurer and be a licensed home inspector, a certified building code inspector, a licensed general, building or residential contractor or a roofing contractor, a professional engineer, an architect, or someone else the insurer recognizes as qualified (§ 627.7011(5)(a)).
Know the limits. The protection is against refusal solely because of roof age. The section doesn't apply to mobile home policies, and it doesn't stop an insurer from rejecting an applicant because the structure doesn't meet other underwriting criteria or for other lawful reasons (§ 627.7011(6)(b), (c)). A roof that leaks or is visibly damaged is a condition problem, not an age problem.
What a 4-point inspection checks
A 4-point inspection is an insurance underwriting report, not a full home inspection. Citizens Property Insurance Corporation publishes a sample 4-point form and its own requirements. A Florida-licensed inspector checks the electrical system, plumbing, heating and cooling, and the roof, and reports the age, type and condition of each (Citizens inspections). The form says the information "only is used to determine insurability and is not a warranty" of the systems (Citizens 4-point form).
| Citizens rule | What it says | Source |
|---|---|---|
| When a 4-point is required | All property owner, dwelling and mobile home applications for properties more than 20 years old | Citizens |
| Hazards found | Serious hazards or deficiencies, such as exposed wiring or active leaks or evidence of leaks, should be repaired before applying | Citizens |
| Older roofs | Roofs older than 25 years (soft, such as shingle) or 50 years (hard, such as tile, slate, clay, concrete or metal) need documentation of at least five years of remaining useful life, from a Florida-licensed inspector on a Roof Inspection Form | Citizens, roof form |
| Less than 5 years left | The owner must provide proof of a full roof replacement before any policy is written | Citizens |
These are Citizens' published rules. Private insurers set their own underwriting guidelines within the law, so a buyer's agent or insurer may ask for different reports. Ask the buyer which insurer they're using early.
Common 4-point problems that stall a sale include active roof leaks, wiring the inspector flags as a hazard, and aging plumbing or water heaters. The form asks for separate certification from a licensed electrician if single-strand aluminum branch wiring has been remediated (Citizens 4-point form).
Wind mitigation reports
A wind mitigation inspection doesn't pass or fail a house; it documents features that can earn insurance discounts. Florida law requires residential property rate filings to include actuarially reasonable discounts or credits for construction techniques that reduce windstorm loss, including roof strength, roof covering performance and roof-to-wall strength (Fla. Stat. 627.0629(1)).
- The form. Insurers use a uniform mitigation verification inspection form developed by rule (Fla. Stat. 627.711(2)), form OIR-B1-1802, adopted by Rule 69O-170.0155 (form, Citizens copy).
- Who can sign it. Insurers must accept it from a licensed home inspector with the required hurricane mitigation training, a certified building code inspector, a licensed general, building or residential contractor, a professional engineer or an architect (§ 627.711(2)(a)).
- How long it lasts. The form says it's valid for up to five years provided no material changes have been made to the structure (OIR-B1-1802).
- Attic access matters. Without it, the inspector may not be able to verify roof-to-wall attachment, roof-deck attachment or secondary water resistance (Citizens).
If you already have a current wind mitigation report, give the buyer a copy. It helps their insurance quote and costs you nothing.
Repairing part of an older roof
If the roof system or section was built, repaired or replaced under the 2007 Florida Building Code or later, and 25% or more of it is repaired, replaced or recovered, only the portion worked on has to meet the current code (Fla. Stat. 553.844(5)). For older roofs, ask a licensed roofing contractor and your building department what a repair would trigger before you commit.
If the roof was damaged in a storm, check your claim deadline first. A new or reopened property insurance claim is barred unless notice is given within 1 year after the date of loss, and a supplemental claim within 18 months (Fla. Stat. 627.70132(2)). See selling a fire- or water-damaged house for how claim money interacts with a sale.
My Safe Florida Home
The My Safe Florida Home program is run by the Florida Department of Financial Services. Its site lists free wind mitigation inspections and grants of up to $10,000 for approved upgrades such as roof improvements, impact windows and doors, garage door reinforcement and secondary water barriers (My Safe Florida Home). The program depends on annual legislative appropriations and creates no entitlement (Fla. Stat. 215.5586).
As the statute reads in 2026, an inspection is available for a site-built, owner-occupied single-family home with a homestead exemption, either detached or attached and no more than three stories (§ 215.5586(1)(a)). Grants also require, among other things, an insured value of $700,000 or less, a home built before January 1, 2008, a program inspection within the previous 24 months, a final inspection after the work, and a low- or moderate-income applicant (§ 215.5586(2)(a)). Because the grant process runs from inspection to approved work to a final inspection, it suits owners who plan to stay. If you're selling soon, the free inspection may still be useful for the buyer.
Your options when the roof is the problem
| Option | When it fits | What to watch |
|---|---|---|
| Replace the roof, then list | You have the cash and time, and the rest of the house is in good shape | Permits and contractor schedules; the 4-point still checks electrical, plumbing and HVAC |
| Get a roof inspection showing 5+ years of life | The roof is 15 or more years old but in good condition | Protects against refusal solely for age; condition issues still count |
| Credit the buyer | The buyer can still insure the house, or plans to replace the roof right after closing | The buyer's lender and insurer have to accept the plan |
| Sell as-is to a cash buyer | The roof or systems would fail a 4-point, or you can't pay for repairs | No lender is involved, so no lender insurance requirement at closing; compare net offers |
As-is doesn't mean you can stay silent about a known leak. Florida sellers must disclose known facts that materially affect value and aren't readily observable to the buyer; see disclosure when selling as-is. To compare a cash offer with listing after a roof job, see cash buyer vs realtor vs iBuyer.
How we handle an old roof
We make a written, no-obligation cash offer and buy as-is, with no fees or commissions, so you don't need a new roof, a passing 4-point or a wind mitigation report to sell to us. If you have recent inspection reports, send them; they help us price the house accurately. See our pages for Lakeland, Ocala, Tampa, Orlando and Jacksonville. Selling a condo instead? See Florida condo milestone inspections and special assessments.
Frequently asked questions
Can I sell a house in Florida with an old roof?
Yes. The roof rules in this guide are insurance underwriting rules, not sale requirements. The issue is usually the buyer's insurance, because lenders generally require homeowners coverage and insurers look closely at roof age and condition.
Can a Florida insurer refuse coverage because my roof is old?
Not solely because of age if the roof is under 15 years old. For older roofs, the insurer must allow an inspection first and can't refuse solely for age if the roof has at least 5 years of useful life left (Fla. Stat. 627.7011(5)).
What does a 4-point inspection cover?
The roof, electrical system, plumbing, and heating and cooling. A Florida-licensed inspector reports the age, type and condition of each so the insurer can decide whether to write the policy.
When does Citizens require a 4-point inspection?
Citizens says it requires one for all property owner, dwelling and mobile home applications for properties more than 20 years old.
How long is a Florida wind mitigation report good for?
The uniform mitigation verification form, OIR-B1-1802, is valid for up to five years provided no material changes have been made to the structure.
Do I have to fix a failed 4-point before selling?
No. A 4-point is an insurance report, not a sale requirement. You can repair, credit the buyer or sell as-is, but you still have to disclose known material defects such as an active leak.
Sources
- Florida Statutes, § 627.7011 (homeowners policies; roof age)
- Florida Statutes, § 627.711 (uniform mitigation verification inspection form) and § 627.0629 (windstorm mitigation discounts)
- Florida Statutes, § 553.844 (roof repairs and the 2007 Florida Building Code)
- Florida Statutes, § 627.70132 (notice of property insurance claim)
- Florida Statutes, § 215.5586 (My Safe Florida Home Program) and the My Safe Florida Home program site, Florida Department of Financial Services
- Citizens Property Insurance Corporation, Inspections, Your wind inspection, 4-Point Inspection Form, Roof Inspection Form and Uniform Mitigation Verification Inspection Form (OIR-B1-1802)
- Consumer Financial Protection Bureau, What is homeowner's insurance? Why is homeowner's insurance required?
This is general information, not legal or insurance advice. Insurer underwriting rules and program funding change often. Confirm current requirements with the buyer's insurer or an insurance agent, and talk to a Florida real estate attorney before you sign a contract.