What do insurers look at on an older home?
The big four are the roof, electrical, plumbing, and heating and air conditioning. Insurers want to know how old each one is, what type it is and what condition it’s in. That’s what a four point inspection records, and most insurers ask for one on older homes. Citizens requires it for homes more than 20 years old.
Insurers also look at things like the home’s construction, its distance from the coast and any past claims, the same as for a newer home.
How does Florida’s roof age law protect you?
The roof is usually the biggest issue on an older home, and Florida law sets some limits:
- If your roof is less than 15 years old, an insurer can’t refuse to write or renew your homeowners policy just because of the roof’s age.
- If your roof is 15 years or older, the insurer has to let you get a roof inspection, at your own cost, before it can require a new roof.
- If that inspection shows the roof has at least 5 years of useful life left, the insurer can’t refuse you based on the roof’s age alone.
The law protects you from being turned down for age alone. An insurer can still decline a roof that’s damaged or failing.
Which updates help the most?
If you’re planning work on an older home, these tend to make the biggest difference with insurers:
- Roof: a new roof built to the current Florida Building Code opens the most doors and can also earn wind discounts.
- Electrical: replacing an outdated panel or old wiring.
- Plumbing: replacing old pipes and a worn out water heater.
- Heating and air conditioning: replacing a very old system.
- Wind protection: impact windows, shutters and roof straps can lower your premium through a wind mitigation inspection.
Keep permits and receipts for everything, so inspectors can record the true age of each system.
What if I can only find coverage through Citizens?
Citizens is Florida’s insurer of last resort, so many older homes end up there. Even so, it’s worth having an agent shop private carriers regularly, since rules and prices change. Our guide to alternatives to Citizens explains how that works.
How Marshall Insurance Group can help
Every insurer treats older homes a little differently. One company may decline a 25 year old home that another will happily insure. As an independent agency, we compare multiple carriers to find the ones that fit your home, and we can tell you which updates would open up better options.
Common questions
How old is an older home to Florida insurers?
It depends on the company. Citizens requires a four point inspection for homes more than 20 years old, many private insurers use a similar cutoff, and some ask for one on newer homes. The roof is judged on its own age, and Florida law's roof protections start at 15 years.
Can an insurer refuse my home because the roof is old?
Not for age alone if the roof is less than 15 years old. For roofs 15 years or older, the insurer has to let you get a roof inspection, at your own cost, before requiring a new roof, and if it shows at least 5 years of useful life left, the insurer can't refuse you based on age alone. An insurer can still decline a roof that's damaged or failing.
Do I have to update my home to get insurance?
Not always, but serious hazards like active roof leaks or unsafe electrical systems usually have to be fixed before a policy is written. Other updates, like a newer roof or replaced plumbing, can widen your choices and lower your premium. Keep permits and receipts so inspectors can record the true age of each system.
Will updates to an older home lower my premium?
Often, yes. A new roof built to the current Florida Building Code, updated electrical, plumbing and heating and cooling, and documented wind protection can all lead to better pricing. The key is getting the work recorded on a four point or wind mitigation report, so insurers can see it.