Insuring an older home or rental in Central Florida: roof age, inspections, and flood-map changes
The house was built in 1978. It has good bones, a newer AC, and a roof you’re pretty sure is fine. The last agent said “we can’t write that” and hung up.
If you own an older home or rental in Central Florida, don’t assume that’s the end of the story. Some markets look at older homes differently than they used to. What they see depends a lot on what’s been updated and what you can prove.
Roof age is usually the first question
Many Florida markets ask about the roof before anything else: how old it is, what it’s made of, and whether there’s a permit for the last replacement. A newer roof with paperwork can change the conversation. An older roof may narrow the options, but it doesn’t always close them.
Find the roof permit or the roofer’s invoice. If you don’t have it, your county’s permit records may.
The 4-point inspection
Older homes are often asked for a 4-point inspection. It looks at the roof, electrical, plumbing, and HVAC. It isn’t a full home inspection. It’s a snapshot of the systems underwriters worry about most. Updated electrical panels and plumbing can help. Known problems are better fixed or disclosed than discovered later.
Wind mitigation can matter too
A wind mitigation inspection documents features like roof-to-wall connections, roof shape, and opening protection. We explained it in The wind-mitigation inspection. On an older home, it’s often worth having on file.
Re-check the flood zone
Flood maps change. A rental that wasn’t in a special flood hazard area when you bought it may be now, or the other way around. Homeowners and landlord policies typically don’t cover flood, and water damage from a backup isn’t the same as a flood. See This isn’t a flood. Re-checking the flood zone is a short conversation worth having.
Got a thick envelope?
If an older home is on a renewal or depopulation notice, read The Citizens letter before you assume you’re stuck.
What to bring
The year built, roof age and permit, any 4-point or wind mitigation report, your current declarations page, and whether it’s your home or a rental. Gumbo Insurance Agency LLC is a licensed Florida independent agency. We can’t promise any market will write a specific home. We can shop more than one door. This page does not quote or bind. WhatsApp (407) 907-9407. License L132963.
Built before 1990? Ask before you assume.
Gumbo Insurance Agency LLC · 1850 Lee Rd Suite 347, Winter Park, FL 32789 · WhatsApp (407) 907-9407 · gumboinsurance.com · License L132963
This article is general information, not a policy and not insurance advice. Coverage and eligibility depend on the form, the carrier, the property, and the facts.
Wind mitigation · This isn’t a flood · The Citizens letter · Landlords