Florida Roof Age Insurance Law (HB 815): Broward Guide

If you own a home in Hollywood, Hallandale Beach, or anywhere in Broward County and your roof is creeping past the 15-year mark, you have probably felt the squeeze: surcharges, demands for a "wind mitigation" inspection, or a renewal notice that quietly drops you to actual cash value coverage. Starting July 1, 2026, the rules change in your favor.

Florida House Bill 815 takes effect that day, expanding the state's roof-age protections for property insurance. At Sell It Realty, we field roof questions almost every week — from sellers wondering if they have to re-roof before listing, to buyers terrified an older roof means no financing. Here is what the new law actually does, in plain English, and what it means for a real transaction in South Florida.

What HB 815 Changes on July 1, 2026

Florida already barred insurers from refusing to write or renew a homeowner's policy solely because a roof is less than 15 years old. HB 815 keeps that 15-year floor and expands the protection to all property insurance policies covering residential structures — not just the standard homeowner's form. That closes a gap insurers had used on condo associations, landlords, and other residential owners.

The bigger deal is what happens to roofs 15 years and older. Under the new framework, before an insurer can force a replacement or drop you on roof age alone, you have the right to an independent inspection by an authorized inspector. The law also makes insurers distinguish between two roof types:

• Steep-slope roofs (pitch greater than 2 inches): if an authorized inspector certifies the roof has at least 5 years of useful life remaining, the insurer cannot deny coverage based on age alone.
• Low-slope roofs (2-inch pitch or less): the insurer cannot refuse coverage if an inspector certifies the roof can be restored with a coating system that extends its useful life by at least 5 years.

Roof age is calculated from the last date of a complete surface replacement, and the rules apply to policies issued or renewed on or after July 1, 2026.

✅ Pro tip: The new inspection right is your leverage. If a carrier sends a non-renewal letter citing roof age, do not just accept it — order an authorized inspection. A roof that passes the 5-year useful-life test is now a roof the insurer has to keep covering.

Why This Matters So Much in Broward County

Roof age is not an abstract insurance footnote here — it is one of the biggest line items in the cost of owning a South Florida home. Broward sits in a high-wind, coastal-exposure zone, and premiums reflect it. Industry estimates for 2026 put a typical Broward single-family home somewhere in the $3,500–$8,000 per year range, with older or coastal properties running higher, and a $600,000 Hollywood home commonly quoted from roughly $5,500 to $10,500+ depending on how close it sits to the water.

A roof past 15 years is often what pushes a property to the top of that range. Older roofs commonly trigger surcharges, a shift from replacement cost value (RCV) to actual cash value (ACV), or an outright carrier decline. And here is the part buyers miss: that higher premium flows straight into your monthly PITI escrow — the principal, interest, taxes, and insurance figure your lender uses to qualify you. A roof problem can quietly shrink your buying power.

⚠️ Warning: RCV vs. ACV is not a technicality. With ACV coverage, a claim payout is reduced for depreciation — so a 17-year-old roof destroyed in a storm might pay out a fraction of what a new roof costs to install. HB 815 protects your ability to keep a policy; it does not guarantee the policy will be full replacement cost. Always read the renewal for that distinction.

For Sellers: Do You Have to Re-Roof Before Listing?

Not automatically — and the new law gives you a stronger case for selling as-is. Before HB 815, a roof in the 15-to-20-year window could scare off buyers because financing and insurance felt uncertain. Now, if your roof passes an authorized 5-year useful-life inspection, you can hand a buyer documentation that the home is insurable.

That said, presentation still matters. In our experience listing homes around Hollywood and Hallandale, sellers generally have three options:

1. Re-roof before listing — best if the roof is genuinely at end of life, and it removes the single biggest objection. Expensive up front, but it often pays back in a cleaner, faster sale.

2. Get the inspection and disclose — order the authorized inspection, share the useful-life certification, and price accordingly. This is often the smartest middle path under the new law.

3. Offer a roof credit — leave the decision to the buyer and adjust the price or offer a closing credit.

If you are weighing these against your own numbers, request a home valuation and we will model each scenario for your specific street and roof age. You can also start with a quick look at comparable Hollywood listings to see how roof condition is being priced right now.

For Buyers: Reading the Roof Before You Write an Offer

If you are shopping in Cooper City, Aventura, or anywhere in Broward, treat the roof as a financing question, not just a maintenance one. Ask three things before you fall in love with a home:

• How old is the roof, measured from the last full replacement? Permits at the Broward County or city building department will tell you the real date.
• What will it cost to insure? Get a real quote, not a guess, before your inspection period ends. The premium feeds your escrow and your loan approval.
• RCV or ACV? If the only policy you can get is actual cash value on an older roof, factor a future re-roof into your budget.

✅ Pro tip: Use the inspection period to order both a standard home inspection and an insurance quote in parallel. Knowing the roof passes a 5-year useful-life test under the new law can be the difference between a smooth close and a deal that collapses at the financing stage. Our buyer's guide walks through how we time this so you are never surprised at the closing table.

The Bottom Line

HB 815 is a genuine win for South Florida homeowners who have watched older — but perfectly functional — roofs become a reason to lose coverage. It does not eliminate the cost of a coastal roof, and it does not force insurers to offer replacement-cost terms. But it gives you a clear, documented path to stay insured, and it gives buyers and sellers a more predictable conversation around one of the most expensive parts of owning a home here.

If you are buying or selling in Hollywood, Hallandale Beach, Aventura, Cooper City, or anywhere in South Florida and want to understand how your roof affects price, insurance, and financing, call Adi directly at 305-409-1305 or request a home valuation. Twenty years in this market has taught us that the roof is rarely a dealbreaker — as long as you handle it before the other side does.

This article is general information, not legal, tax, or insurance advice. Insurance terms vary by carrier and property; consult a licensed Florida insurance professional or attorney about your specific situation.