If you are filing a roof insurance claim in Florida, the rules changed in 2022. The window to file is shorter than most homeowners realize, and a couple of state-specific rules can swing the outcome by tens of thousands of dollars. This is a plain-English walkthrough of the process, the Florida-specific things to know, and the mistakes that get claims denied.
The Short Version
- You have 1 year from the date of loss to file a roof insurance claim in Florida. 18 months for a supplemental claim.
- Photograph everything before you touch anything. Wide shots, close-ups, interior ceilings.
- Read your policy for your hurricane deductible. It is usually 2 to 5 percent of dwelling coverage and separate from your standard deductible.
- Florida’s 25% Rule can turn a partial repair into a full replacement. Know which side of the line your roof falls on before negotiating.
- If your roof is 15 years or older, the law (Fla. Stat. § 627.7011) lets insurers require an inspection, but they can’t cancel you on age alone if a licensed inspection shows 5+ years of useful life.
Florida’s 1-Year Claim Filing Deadline
This is the rule most Florida homeowners don’t know. Before December 2022, you had two years from the date of loss to file a property insurance claim. The legislature shortened that window.
Under Florida Statute § 627.70132, you now have:
- 1 year from the date of loss to file a new or reopened claim
- 18 months from the date of loss to file a supplemental claim (additional damage discovered after the initial claim was filed)
For hurricane or storm damage, the “date of loss” is the day the storm hit, not the day you noticed the damage. That is important. If you discover a slow leak in February that traces back to a hurricane the previous June, you do not get a new clock starting in February. The clock has been running since June.
Your policy itself may require notice even sooner. Many Florida policies require notice within 3 to 14 days. Statute is the outer boundary, not the target. If you suspect storm damage, get the claim opened within days, not months.
Step 1: Document the Damage Before You Do Anything Else
Before you climb on the roof, before you call the insurer, before you move debris, take photos. A claim lives or dies on documentation.
Photograph from the ground first. Walk the perimeter and shoot every side of the roof, the gutters, the soffits, the fascia, and any visible flashing. Then go inside and photograph every ceiling and wall near a window for water stains, sagging drywall, or drips. Date-stamp everything and back it up to cloud storage immediately.
If you have a recent inspection report from before the storm, pull it now. That “before” baseline is what stops an adjuster from arguing your damage was pre-existing wear. If you don’t have one, a professional inspection of the damage from a licensed roofer is the next-best thing. They can document the scope and the cause in a way insurance adjusters take seriously.
Step 2: Read Your Policy Before You Call the Insurer
Pull your declarations page. You are looking for three things:
- Your standard deductible (usually a flat dollar amount like $1,000 or $2,500)
- Your hurricane or wind deductible (almost always a percentage, 2 to 5 percent of dwelling coverage)
- Whether you have “ordinance or law” coverage, and at what limit
The hurricane deductible is the one that surprises people. On a $400,000 dwelling policy with a 2 percent hurricane deductible, you are paying the first $8,000 out of pocket before insurance pays anything.
Ordinance or law coverage matters specifically because of Florida’s 25% Rule, which we’ll cover next. If that rule triggers a full replacement, ordinance or law coverage is what pays for bringing the rest of the roof up to current code.
Step 3: Call Your Insurance Company and Open the Claim
Call as soon as it is safe. Have ready: your policy number, the date of the storm or damage event, and a general description of what you are seeing.
Write down your claim number, the name of the assigned adjuster, and confirmation of your specific deductible. Note the date, time, and name of the representative. Florida law requires insurers to acknowledge a claim within 7 days. If you don’t hear back, follow up in writing.
Do not give a damage estimate over the phone. The actual scope is what an inspection determines.
Step 4: Make Temporary Repairs to Prevent More Damage
Florida policies require you to mitigate further damage. If water is actively coming in, tarp it, board it, or otherwise stop the bleeding.
Two rules. First, take photos before you tarp. The insurance company needs to see the original damage. Second, save every receipt for materials. Your policy probably reimburses these as part of the claim. And don’t throw away damaged shingles, tiles, or flashing until the adjuster has been out.
Step 5: The Adjuster Visit (and Why You Want a Roofer There)
The insurance adjuster works for the insurance company, not for you. Their job is to assess damage and write a scope of work based on what their company will cover. The incentive is to write that scope conservatively.
Having a licensed roofer there during the inspection is the single biggest thing you can do to land a fair claim. A roofer can point out damage the adjuster might miss, like lifted shingles, hairline tile cracks, or hidden flashing damage, and document it in writing. Our team handles storm damage work in Spring Hill, Brooksville, and across Hernando County, and we sit through adjuster visits regularly.
If the adjuster uses a drone or satellite imagery instead of physically getting on the roof, note that. Remote assessments routinely miss damage that’s only visible up close. You can request a physical inspection.
Don’t argue with the adjuster on the spot if their estimate seems low. Let them write it up, then have your roofer prepare supplemental documentation if anything was missed. You can file a supplemental claim within the 18-month window.
Florida’s 25% Rule: When a Partial Repair Triggers a Full Replacement
This rule lives in the Florida Building Code (Existing Building, Section 706.1.1), and it swings claim outcomes more than any other.
If more than 25 percent of your roof area, or any individual roof section, is repaired or replaced in a rolling 12-month period, the entire roof must be brought up to current Florida Building Code. Not just the damaged part.
There’s one big exception. If your roof was permitted under the 2007 Florida Building Code or later (practically, roofs installed after March 1, 2009), the threshold doesn’t trigger a full replacement. You can repair just the damaged portion.
For an older Spring Hill or Brooksville home, anything roofed before March 2009, this rule can flip a $6,000 repair claim into a $25,000+ full-replacement situation. Whether insurance covers the gap depends on your ordinance or law coverage.
Before you accept any settlement, have your contractor independently measure the damaged area as a percentage of the roof section. If the number is close to 25 percent, get a building department determination in writing before signing anything.
If Your Roof Is 15+ Years Old: What Florida Law Says
This is technically an underwriting rule, not a claims rule, but it interacts with claims constantly. Florida Statute § 627.7011, effective July 2022, says insurers cannot refuse to issue or renew a policy solely because a roof is under 15 years old. For roofs 15 years or older, they can require an inspection. The part homeowners miss: if that inspection shows 5+ years of useful life remaining, the insurer cannot deny coverage based on age alone.
Under House Bill 1611 (effective July 2024), licensed roofing contractors can perform that inspection. A roof inspection is a document you want in your file if you have an aging roof in Florida, especially after damage, when an insurer may lean toward a depreciated payout instead of full replacement cost.
Mistakes That Get Florida Roof Claims Denied
- Waiting too long to file. Past the 1-year window, the claim is barred outright
- Not documenting damage before making repairs
- Throwing away damaged materials before the adjuster arrives
- Letting the adjuster walk the roof alone with no contractor representation
- Accepting the initial settlement without a second opinion when the damage is borderline-25%
- Assuming the storm damage is covered without checking whether the loss is wind (typically covered) versus flood (usually not, unless you carry separate flood insurance)
Where We Fit In
We are not insurance adjusters or attorneys, but we have walked through this process with a lot of homeowners across Hernando County. We know what insurance adjusters look for, what they tend to miss, and where to push back when they undervalue a claim. If you are dealing with roof damage and a Florida insurance claim, we can document the damage, sit through the adjuster visit, and put the scope of work in writing. We work across Spring Hill and the surrounding areas. Call us at the number on the contact page or use the form.
Frequently Asked Questions
How long do I have to file a roof insurance claim in Florida?
Under Florida Statute § 627.70132, you have 1 year from the date of loss to file a new or reopened claim, and 18 months for a supplemental claim. Your policy itself may require notice much sooner. Some Florida policies require notice within 3 to 14 days. File as soon as you safely can.
Will filing a roof insurance claim raise my premium?
It can. Florida insurers consider claim history when underwriting renewals, and multiple claims in a short period (even small ones) can affect your rate. If the damage is close to your deductible and you can absorb it, it may not be worth filing. If the damage is significant, the math usually still favors filing. Talk to your agent before you decide.
What is the hurricane deductible on a Florida homeowners policy?
Florida policies typically carry a separate hurricane deductible of 2 to 5 percent of your dwelling coverage amount, applied when the storm has been officially declared a hurricane. On a $400,000 dwelling policy with a 2 percent hurricane deductible, you are paying the first $8,000 out of pocket. Check your declarations page for the exact percentage.
Can my insurance company deny my claim because my roof is too old?
Not solely on age, if your roof is under 15 years old. For roofs 15 years or older, Florida Statute § 627.7011 lets the insurer require an inspection. If the inspection shows the roof has 5 or more years of useful life remaining, they cannot deny coverage on age alone. A licensed roofing contractor can perform that inspection under House Bill 1611 (July 2024).
Do I have to use the contractor my insurance company recommends?
No. You have the right to choose any licensed contractor to do the work. Insurance companies sometimes maintain “preferred vendor” networks and may suggest one, but you are not required to use them. Florida law protects your right to pick your own roofer.