Free homeowner tool
How much life is left in my roof?
Tell us the roof type, its age and what you can see from the ground. You get the typical lifespan for that roof in South Florida, a rough idea of the years left, and what to do next.
Your result
Pick the roof type and enter its age (or choose “I don't know”) to see the result.
Roof age and your insurance
Florida insurers commonly look closely at a roof's age and condition when they write or renew a policy. A wind-mitigation inspection documents features such as how the roof deck is attached and how the roof is tied to the walls, which can qualify for premium discounts. Ask your agent what your carrier needs.
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What the estimate looks at
The material
Each roof type has a typical life in South Florida. These ranges run shorter than national figures because the sun, heat and storms here are harder on roofs.
The age
We compare the roof's age with that range. If you don't know the age, the permit records at your city or county building department usually show the last re-roof.
Salt air
Close to the ocean, salt air is hard on fasteners, flashing and metal, so we trim the range a little for homes within a few miles of the water.
What you can see, and the storms it has been through
Wear you can see from the ground usually means the roof is toward the short end of its range. A major hurricane with no inspection afterward is a reason to have it looked at.
The ranges are typical figures, not a promise about your roof — installation, ventilation and maintenance make a real difference. Only an inspection tells you where your roof actually stands. Planning a replacement? Work out your roof size in squares, or read about tile, shingle, metal and flat roofs.
Roof age questions
- How long does a roof last in South Florida?
- Shorter than the national figures you'll see online. Typically, 3-tab shingles last around 10 to 15 years here, architectural shingles around 15 to 22, tile roofs around 20 to 30 before the underlayment needs replacing, metal 30 years or more, and flat roofs around 10 to 20 depending on the membrane. Installation, ventilation and storms move those numbers either way.
- My tile roof looks fine. Why would it need replacing?
- Because the tile isn't what keeps the water out — the underlayment beneath it is. The tile can outlast that membrane by decades. When the underlayment fails you see leaks that move around and repairs that don't hold, even though the roof looks good from the street.
- How do I find out how old my roof is?
- Your city or county building department's permit records usually show the last re-roof permit and when it passed final inspection. Closing papers, a home inspection report or a previous wind-mitigation report may list it too.
- Does my roof's age affect my homeowners insurance?
- Often, yes. Florida insurers commonly look closely at a roof's age and condition when they write or renew a policy, and some ask for an inspection on older roofs. What each carrier requires varies, so ask your agent.
- What is a wind-mitigation inspection?
- An inspection that documents the parts of a home that resist wind — such as the roof covering, how the roof deck is attached, how the roof is tied to the walls, and opening protection. Those features can qualify for discounts on the wind portion of a Florida homeowners premium. Your agent can tell you whether a new report would help.
- Should I wait for a leak before replacing my roof?
- We wouldn't. Water travels along the underlayment, decking and framing before it shows up on a ceiling, so by the time you see a stain the damage is usually wider than the stain. Planning ahead also means you choose the timing instead of a storm choosing it for you.
Get a free roof inspection
Tell us about the roof. A roofer checks it, photographs what we find, and tells you whether a repair will hold.