Why older homes are harder to insure in Florida
If your Florida home was built before 2000 — and especially before 1990 — you may already know that finding and keeping home insurance has become increasingly difficult and expensive. This is not arbitrary discrimination. It reflects real risk factors that insurers have documented over decades of Florida hurricane claims data.
The good news is that being in an older home doesn't automatically make you uninsurable. Understanding what insurers look for and making strategic improvements can significantly improve your insurance situation.
In Florida's current insurance market, the age and condition of your roof is the single most important factor in whether you can get insured and at what price. Many Florida insurers will not write new policies on homes with roofs older than 15-20 years. Some require roofs under 10 years. If your roof is aging, this is the first issue to address.
What insurers look for in older Florida homes
- Roof age and condition — The most critical factor. Most insurers want roofs under 15-20 years old for new policies. Shingle roofs over 15 years are often flagged. Flat or built-up roofs face additional scrutiny.
- Roof type — Hip roofs (all sides slope down to walls) are most wind-resistant and get the best rates. Gable roofs (triangular ends) are more vulnerable. Flat roofs are the most problematic in Florida.
- Electrical system — Knob and tube wiring or aluminum wiring (common in homes built before 1970) is a significant insurance risk. Many insurers won't cover homes with these systems without remediation.
- Plumbing — Galvanized steel pipes (pre-1960s construction) corrode and cause water damage. Polybutylene pipes (1970s-80s) are also problematic. Insurers may require inspection or replacement.
- Wind mitigation features — Older homes built before Florida's post-Andrew (1992) building code improvements typically have less wind resistance documentation.
- Overall condition — Deferred maintenance, foundation issues, or structural concerns will affect insurability.
Florida adopted the Florida Building Code in 2002 following the devastation of Hurricane Andrew in 1992 and extensive research into construction failures. Homes built after 2002 have documented wind-resistant construction requirements that older homes lack. This is why insurers treat pre-2002 and post-2002 homes so differently.
What older Florida homeowners can do
- Replace your roof proactively — Don't wait until your insurer requires it or until it fails. A new hip roof dramatically improves your insurability and rate. Budget $15,000-$30,000 depending on home size and roofing material.
- Get a wind mitigation inspection — Even older homes may have wind-resistant features that haven't been documented. A licensed inspector documents what your home has — and what it's missing — which affects both coverage availability and premium.
- Address electrical issues — If you have knob and tube or aluminum wiring, get an electrical inspection. Many insurers will cover homes with these systems if properly documented as safe by a licensed electrician.
- Install hurricane shutters or impact windows — Even on an older home, adding wind mitigation features improves both insurability and premium.
- Shop surplus lines if necessary — If standard admitted carriers won't write your older home, surplus lines insurers have more flexibility. Rates are typically higher but coverage is available.
- Work with Citizens — If private market options are exhausted or unaffordable, Citizens Insurance covers eligible Florida homeowners regardless of home age, subject to their underwriting standards.
A new roof on an older Florida home can accomplish three things simultaneously: make you insurable with standard carriers, reduce your annual premium by $2,000-$5,000 in South Florida, and reduce hurricane damage risk. In many cases the premium savings alone can pay for the roof in 7-10 years — on top of the protection it provides and the home value it preserves.
Getting a 4-point inspection
Many insurers require a 4-point inspection for homes over 20-30 years old before they'll write a new policy. A 4-point inspection covers four systems: roofing, electrical, plumbing, and HVAC. A licensed home inspector completes the inspection and provides a standardized report to the insurer.
If your 4-point inspection reveals issues, you generally have two options: remediate the issues (which often opens up better insurance options and lower rates) or work with insurers who accept the home as-is (usually at higher rates or through surplus lines).