The chain that kills the sale
It runs in one direction. A mortgage lender requires hazard insurance as a condition of closing. A Florida carrier declines the risk — usually over roof age, a prior claim history, or something a four-point inspection turned up. No policy means no loan. The buyer walks, often four or five weeks into the contract.
Sellers frequently respond by cutting the price, which does nothing, because the obstacle was never affordability. That is the mechanism behind most as-is sales in this state, and it is why a cash buyer can close on a house three financed buyers could not.
Roof age, and the protection Florida gives you
Roof age is the biggest single factor. Florida law provides that an insurer may not refuse to issue or renew a homeowner's policy solely because the roof is 15 years old or older, provided the insurer first allows the owner to have the roof inspected and the inspection shows at least five years of remaining useful life.
That protection is real but conditional. If the inspection shows less than five years of life, or the roof is in poor condition, the carrier can decline or require replacement. And a roof already carrying unrepaired storm damage is a different conversation entirely. For a seller, the practical question is simple: has anyone inspected it, and what did they find?
The four-point inspection
Most Florida carriers require a four-point inspection on older homes — commonly those over 20 or 30 years old, depending on the insurer. It covers four systems: the roof, the electrical system, the plumbing, and HVAC.
Each has known disqualifiers. Cloth-insulated or aluminium branch wiring, Federal Pacific or Zinsco panels, polybutylene supply piping, cast iron drains, and a water heater or HVAC system past its service life all show up as findings. Any one of them can result in a declination or a requirement to repair before binding a policy.
Wind mitigation credits, and why they matter to a buyer
A wind mitigation inspection documents features that reduce hurricane loss: roof covering and deck attachment, roof-to-wall connections, roof geometry, secondary water resistance, and opening protection such as impact windows or shutters. Those features generate premium credits, sometimes substantial ones.
For a seller this cuts both ways. A house with good wind mitigation features is cheaper to insure and easier to sell. A house with none — original roof straps, no opening protection — carries a premium high enough to affect what a financed buyer can afford, even when coverage is available.
Citizens, and the insurer of last resort
Citizens Property Insurance Corporation is Florida's residual market. It exists for property that cannot obtain coverage in the private market, and its eligibility rules — including inspection requirements on older properties — determine whether some houses are insurable at all.
Where a property cannot be covered by a private carrier and does not meet Citizens' requirements either, it is effectively uninsurable. That property cannot be mortgaged, and its buyer pool is cash buyers. It is not a hopeless situation, but it is a specific one, and it should shape how you approach the sale.
What this means if you are selling
- Find out the roof's age and whether it has ever been inspected for remaining life.
- Check whether there is claim history on the property, including claims by prior owners — it follows the address.
- Know whether the house has polybutylene, cast iron, aluminium wiring, or a problem panel.
- Ask whether a wind mitigation inspection exists, and get a copy if it does.
- If your own policy was non-renewed, that is important information rather than something to hide.
- None of it has to be fixed before selling to a cash buyer. All of it is worth knowing before you choose a path.
Frequently asked questions
Can a Florida insurer drop me because my roof is old?
Not solely because it is 15 years or older, if the insurer allows an inspection and that inspection shows at least five years of remaining useful life. If it shows less, the carrier can decline.
What is a four-point inspection?
An inspection of the roof, electrical, plumbing, and HVAC systems that most Florida carriers require on older homes before issuing or renewing a policy.
My house is uninsurable. Can I still sell it?
Yes, to a cash buyer. Uninsurability blocks a mortgage, not a cash purchase — it is one of the most common reasons Florida owners sell directly.
Does a prior owner's claim affect my insurance?
Claim history attaches to the property, so prior claims can affect availability and pricing even if they were not yours.
Do I need to replace the roof before selling?
Not to sell to us. Whether it makes sense before a conventional listing depends on the cost against the price improvement, and on whether the house is insurable without it.
What is wind mitigation?
An inspection documenting hurricane-resistant features that earn premium credits. A house without them costs more to insure, which affects what a financed buyer can afford.
Sources
This guide is general information, not legal, tax, or financial advice. Laws change and every situation is different, so talk with a qualified Florida professional about yours.