To file a roof insurance claim in Florida, report the damage to your insurer in writing within one year of the storm, back it up with dated photos and a licensed roofer’s inspection report, and be ready for the insurer’s adjuster to inspect the roof. Before you file, check your deductible, because if the repair costs less, the claim won’t pay anything.
Florida law also puts deadlines on your insurer. It must acknowledge your claim within 7 days and pay or deny it within 60 days. If the offer comes in low or the claim is denied, you have options: a supplemental claim, the state’s free mediation program, appraisal or a public adjuster. The guide below walks through each step in order.
Florida Roof Claim Deadlines
Both you and your insurance company have deadlines under Florida law. Knowing them keeps your claim on track.
| Who | What | Deadline |
|---|---|---|
| You | Report a new or reopened claim | Within 1 year of the date of loss |
| You | File a supplemental claim for damage found later | Within 18 months of the date of loss |
| Insurer | Acknowledge your claim | Within 7 days |
| Insurer | Inspect the property | Within 30 days of receiving your proof of loss |
| Insurer | Send you a copy of its detailed estimate | Within 7 days of creating it |
| Insurer | Pay or deny the claim | Within 60 days of your notice |
Your deadlines come from Section 627.70132, and the insurer’s come from Section 627.70131. The date of loss is the day of the storm. Reporting early is always better, because adjusters get booked up quickly after a hurricane.
Before You File: Check Your Policy
Ten minutes with your declarations page (the summary page of your policy) can save you from a claim that doesn’t pay.
Your deductible. Named hurricanes use your hurricane deductible, usually 2, 5 or 10 percent of your dwelling coverage. On a home insured for $400,000, a 2 percent deductible is $8,000. Other storms use your regular deductible, often a flat amount. If the repair costs less than your deductible, filing won’t get you any money.
Replacement cost or actual cash value. Replacement cost pays what it takes to fix the roof today. Actual cash value pays that amount minus depreciation (the value the roof lost with age), which can shrink the payment a lot on an older roof. Some Florida policies pay actual cash value, or use a payment schedule by age, for the roof only. Under Section 627.7011, a replacement cost policy must pay at least the actual cash value up front, then the rest as the repairs are done.
Law and ordinance coverage. This pays the extra cost of bringing a damaged roof up to current building code, such as re-nailing the deck or replacing a whole section under the 25 percent rule. Florida policies include it at 25 percent of your dwelling limit unless you refused it in writing, and you can choose 50 percent.
How to File a Roof Insurance Claim Step by Step
- Document the damage. Take dated photos and video of the roof from the ground, debris in the yard and every sign of damage inside. Our guide to what to do after storm damage to your roof covers exactly what to photograph in the first 48 hours.
- Get a licensed roofer to inspect. Ask for a written report with dated photos that separates storm damage from normal wear, plus a detailed repair or replacement estimate. It gives you something to compare the adjuster’s estimate against.
- Report the claim in writing. Call or file online, then follow up by email so there’s a record. Write down your claim number, the name of everyone you speak to and the date.
- Send a proof of loss if asked. Some insurers ask for a sworn statement of what was damaged and what you’re claiming. Fill it in carefully and keep a copy.
- Keep every receipt. Tarps, emergency repairs, fans and hotel stays if your home isn’t livable. Reasonable emergency costs are often covered, but only with proof.
- Track everything. Keep one log of every call, email and visit. Claims that drag on are much easier to push forward when you have dates and names.
Free download: Roof insurance claim log (PDF). One sheet to record every call, email and visit about your claim, plus the Florida deadlines at the top.
The Adjuster Visit
The insurer sends an adjuster to inspect the roof and write its estimate. This visit shapes the offer you get, so prepare for it.
- Be there, and have your photos ready. Walk the adjuster through the damage inside and out, and hand over your photos, your roofer’s report and your receipts.
- Have your roofer there. A roofer can walk the roof with the adjuster and point out damage, like lifted shingles or cracked tiles that are easy to miss.
- Know what a roofer can’t do. Under Section 489.147, a roofer can’t interpret your policy or negotiate your claim unless they hold a public adjuster license. Be wary of any contractor who offers to “handle your insurance.”
- Ask for the estimate. The insurer has to send you a copy of its detailed estimate within 7 days of creating it.
- Compare it line by line. Put the adjuster’s estimate next to your roofer’s. Common gaps are the underlayment, drip edge and flashing, the permit fee, and code upgrades like deck re-nailing that law and ordinance coverage can pay for.
Important: don’t make permanent repairs before the adjuster inspects. Temporary fixes like a tarp are fine and expected. But replacing the roof or throwing away damaged materials first can make it hard to prove your claim. Photograph anything you have to remove, and get your insurer’s approval in writing before any permanent work.
Why Roof Claims Get Denied or Cut
Most denied or reduced roof claims come down to a handful of reasons. Knowing them helps you build a stronger claim from the start.
- Wear and tear. The insurer decides the damage came from age, sun or poor maintenance, not the storm. Dated photos and a roofer’s report that ties the damage to the storm date are your best answer.
- Late reporting. Claims filed long after the storm are harder to prove and can be denied outright if they miss the one year deadline.
- Damage that got worse. If nothing was done to stop the water, the insurer may refuse to pay for damage that spread after the storm. That’s why the tarp and your receipts matter.
- Earlier damage. Problems that were already there before the storm, or damage from an older claim that was never repaired, are usually excluded.
- Below the deductible. The damage is real, but the covered amount doesn’t reach your deductible, so nothing is paid.
- Depreciation. On an actual cash value roof, the payment is reduced for age, which can make an approved claim feel like a denial.
If Your Claim Is Denied or Underpaid
A low offer or a denial isn’t always the end. Start by reading the letter closely and asking the insurer to explain its decision in writing, including which policy language it relied on. Then work through these options:
- File a supplemental claim. If you find more damage or your roofer’s estimate shows missed items, you have 18 months from the storm to file for it. Send the new photos and estimate.
- Request free state mediation. The Florida Department of Financial Services runs a mediation program for residential property claims under Section 627.7015. The insurer pays the cost, and it covers disputes of $500 or more.
- Use appraisal if your policy has it. Each side hires an appraiser, and an umpire settles the amount if they can’t agree. It decides how much, not whether the damage is covered, and you usually pay for your own appraiser.
- Consider a public adjuster. A licensed public adjuster works for you, not the insurer. In Florida, their fee is capped at 20 percent of the payment, and 10 percent for claims from a declared emergency during the first year after it.
- Talk to an attorney if the insurer won’t budge on a large claim or denies coverage outright.
Also watch the payee on your check. If you have a mortgage, the insurer usually makes the check out to you and your lender together, and the lender may hold the money and release it as the work is done.
If your claim is approved, the next step is choosing who does the work. Our guide to the questions to ask a roofer before hiring helps you pick well. Not sure whether the roof can be repaired or needs replacing? See roof repair vs replacement in Florida.
Frequently Asked Questions
Can my insurer deny my claim because my roof is old?
Not for age alone, if a covered storm caused the damage. But insurers don’t pay for wear and deterioration, and an older roof may be paid at actual cash value, which can be much less than the repair cost. Dated photos and an inspection report tying the damage to the storm help.
Do I have to use the roofer my insurance company recommends?
No. You can choose your own licensed roofer. Just make sure their estimate is detailed enough to compare with the adjuster’s, and that they don’t offer to waive your deductible, which is illegal in Florida.
What if the insurance check is less than my roofer’s estimate?
Compare the two estimates line by line to find the difference. Send your insurer the roofer’s estimate and photos for the missing items as a supplemental claim, and use mediation or appraisal if you still can’t agree.
Is a slow roof leak covered by insurance?
Usually not. Insurance covers sudden damage from events like wind, hail or a fallen tree. A leak that developed slowly from wear or poor maintenance is typically excluded, which is why tying the damage to a specific storm date matters.
Get Your Roof Inspected Before You File
APEX Roofing of Delray Beach is a licensed Florida roofing contractor (CCC1336203) serving Broward and Palm Beach County. Our storm damage inspection is at no cost to you, and you’ll get a written report with dated photos to support your claim. Learn more about our storm damage services, request a free online roofing estimate or call us at 561.414.2909.
