Florida Homeowners Insurance and Mortgage Approval: Roof Age, 4-Point Inspections and Closing

In Florida, the house you love has to be insurable before a lender can fund the loan. Florida buyers ask the same questions again and again: Will the insurer accept a 15-year-old roof? What is a 4-point inspection? What if no one will write a policy before closing? This guide answers them with the rules from Florida law, Citizens Property Insurance and Fannie Mae.

Why does my lender need homeowners insurance before closing?

The home is the lender's collateral, so most loans require proof of an active property insurance policy (usually a binder or declarations page) before closing. Requirements depend on the loan program. For conventional loans sold to Fannie Mae, the policy should be written on a "Special" coverage form or equivalent and must cover perils including windstorm and named storms (Fannie Mae Selling Guide B7-3-02). The same guide says:

• Coverage must be on a replacement cost basis, except roofs, which must be insured but not necessarily at replacement cost.
• The maximum deductible for required perils is 5% of the coverage amount, and a separate windstorm (hurricane) deductible may not exceed 5% either.

FHA, VA and non-QM programs such as DSCR and bank statement loans have their own insurance rules, so ask for your lender's written requirements early.

Can an insurer refuse my policy because of roof age?

Florida law limits this. Under section 627.7011(5), Florida Statutes, for homeowners policies issued or renewed on or after July 1, 2022:

• An insurer may not refuse to issue or renew a policy solely because of roof age if the roof is less than 15 years old.
• For a roof 15 years or older, the insurer must let the homeowner get a roof inspection by an authorized inspector (at the homeowner's expense) before requiring a replacement. If the inspection shows 5 or more years of useful life left, the insurer may not refuse to issue or renew solely because of age.
• Roof age is measured from the last date 100% of the roof surface was built or replaced to the code in effect at the time.

The word "solely" matters. An insurer can still decline for condition or other lawful underwriting reasons, so a roof that is old and worn can still be a problem.

What is a 4-point inspection, and do I need one?

A 4-point inspection reports on four systems: roof, electrical, plumbing and heating/cooling (HVAC). Insurers use it to decide whether to write a policy on an older home. Citizens Property Insurance, the state-created insurer, publishes its rules (Citizens inspections):

• A 4-point inspection is required for homeowner, dwelling and mobile home applications on properties more than 20 years old.
• Roofs older than 25 years (shingle and other soft coverings) or 50 years (tile, metal and other hard coverings) need documentation of at least five years of remaining useful life.
• Serious hazards such as exposed wiring or active leaks should be repaired before an application is submitted.

Private carriers set their own age triggers and can be stricter or looser than Citizens. The only reliable answer for a specific house is a quote from the carrier that will insure it.

Is a wind mitigation inspection the same thing?

No. A 4-point report is about eligibility. A wind mitigation inspection documents features such as roof shape, roof-to-wall connections and opening protection, and it is used for premium discounts. Florida's Department of Financial Services says admitted insurers must give a notice of hurricane mitigation discounts with new policies and renewals, and that a completed Uniform Mitigation Verification Inspection Form is valid for up to five years if nothing material changes (Florida DFS mitigation forms). A new version of the form has been required for inspections since April 1, 2026.

Homesteaded owners may also be able to get a free wind mitigation inspection and possible grants through the state's My Safe Florida Home program, depending on funding and eligibility.

What if I can only get Citizens?

Citizens is designed as a last-resort market. Under section 627.351(6), Florida Statutes, a new primary-residence applicant generally is not eligible for Citizens if an authorized insurer offers comparable coverage, unless that private premium is more than 20% higher than Citizens'. Citizens policyholders with wind coverage are also being phased into a requirement to carry separate flood insurance, which affects total cost (Citizens flood requirement). See our guide to flood insurance and Florida mortgages.

How do I protect my contract and closing date?

1. Get insurance quotes during your inspection period, not the week before closing. Ask the seller for any existing 4-point, roof and wind mitigation reports.
2. Order the right reports. Your home inspector may be able to do the 4-point and wind mitigation at the same visit.
3. Send the quote to your loan officer so it can be checked against the program's deductible and coverage rules before you bind it.
4. Budget for the premium in your payment. Insurance is usually paid through escrow, and the full monthly cost, including taxes and any HOA dues, is generally counted when you qualify. Read our escrow account guide.
5. Keep the policy active after closing. If coverage lapses, the servicer can buy force-placed insurance and bill you; the CFPB notes it is typically more expensive (CFPB).

How Skyline Mortgage helps

We help buyers across Florida review insurance requirements early, so a roof or deductible issue surfaces before it can delay closing. Compare options on our Florida mortgage broker page, or see FHA, VA and conventional loans in Florida. Questions? Contact us or call (407) 663-4743.