What should you know about the roof before buying a house? Start with its age and whether an insurance company will cover it, because in Florida those two facts can change your closing timeline and your monthly payment before you ever move in. San Carlos Roofing has worked on roofs across Lee and Collier County since 1987, and we help homebuyers learn what they are really getting before the inspection period runs out.
Licensed #CCC1330248 | Fully Insured | Family-Owned Since 1987 | 35+ Years in Southwest Florida
Pre-Purchase Roof Inspections for Homebuyers in Lee and Collier County
Before buying a house, find out how old the roof is and how many years of useful life it has left. Then confirm that an insurer will write a policy on it. It also pays to look for signs of past leaks and to ask for the permit history on any replacement or major repair. In Southwest Florida, a roof that looks fine from the street can still fail a four-point inspection or cost you far more to insure than you planned.
Most buyers count on the general home inspector to answer these questions. Home inspectors do valuable work, but they cover the entire house in a few hours and often view the roof from a ladder or through a drone camera. A roofing contractor walks the roof and checks the details that decide how long it will last. We can also tell you what repairs or a replacement would actually cost, which gives you real numbers to bring to the negotiating table.
San Carlos Roofing is a local, family-owned roofing contractor licensed in Florida under #CCC1330248. We have spent more than 35 years repairing and replacing every common type of roof in this region, so we know how our heat and hurricane seasons wear down each material. Homebuyers and their real estate agents call us when they want an honest opinion on a roof before they commit to the purchase.
Roof Age and Permit History:
Ask the seller what year the roof was installed and request a copy of the permit. Roof replacements in Florida require a building permit. In Southwest Florida that record is kept by the city or county building department that issued it, and it usually shows when the work passed final inspection. Insurance companies rely on that date, so a seller saying the roof is “about ten years old” is not enough. If a roof looks newer than the house but no permit exists, ask who did the work and whether it was ever inspected.
Roofing Material and Expected Lifespan:
Every roofing material ages differently in our climate. Asphalt shingle roofs in Southwest Florida often reach the end of their life somewhere between 15 and 20 years. Concrete and clay tile can last for decades, but the underlayment beneath the tile usually needs replacement at roughly 20 to 30 years. Metal roofs often go 40 years or more when the fasteners and flashing are maintained. Our guide on how long a roof lasts in Southwest Florida covers these ranges in more detail.
Condition You Can See From the Ground:
Walk the property and look for curling shingles, bare spots where granules have washed away, cracked or slipped tiles and rust streaks on metal panels. Pay attention to any dip along the ridge or between rafters. A sagging roofline can point to rotted decking that a fresh coat of paint will never fix.
Signs of Past Leaks Inside the Home:
Ceiling stains and fresh paint on one isolated patch of ceiling are both worth asking about. So is bubbling drywall near an exterior wall or a musty smell in a closet. In the attic, look for water marks on the underside of the roof decking or dark rings around nails. Leaks often show up far from where water actually gets in, which we explain in why roof leaks appear away from the source.
Flashing and Roof Penetrations:
Most of the leaks we repair start at the details rather than in the open field of the roof. Pipe boots, skylights, wall flashing and the valleys where two roof planes meet handle the most water. A cracked pipe boot or loose flashing is inexpensive to fix before closing, but either one can cause serious damage when it is ignored through a rainy season.
Attic Ventilation:
Florida attics get extremely hot. Poor ventilation bakes shingles from below and traps moisture that can rot the decking. Make sure the soffit vents are open and not painted over, and check that the attic has some form of exhaust near the ridge.
Repair Records and Warranties:
Ask for invoices on any past roof repairs and find out whether a manufacturer or workmanship warranty exists. Some warranties transfer to a new owner only when paperwork is filed within a set window after the sale, so read the terms before you close.
In Florida, the roof can be the difference between affordable coverage and a hard time finding coverage at all. If you are financing the purchase, your lender will require homeowners insurance before closing, so a roof problem can delay the sale itself.
The 15-Year Roof Rule:
Under Florida Statute 627.7011, an insurer cannot refuse to issue or renew a homeowners policy solely because the roof is less than 15 years old. Once a roof reaches 15 years, the insurer must allow the homeowner to have it inspected by an authorized inspector before requiring a replacement. If that inspection shows at least five years of useful life remaining, the insurer cannot turn down the policy based on roof age alone. Insurers can still weigh other underwriting factors, so an older roof may be insurable and still come with a higher premium.
The Four-Point Inspection:
Many insurers ask for a four-point inspection on older homes. It reviews four systems: the roof, the electrical system, the plumbing and the heating and cooling equipment. A roof with active leaks or visible damage can fail this inspection, which may force a repair before an insurer will bind the policy.
Wind Mitigation Credits:
A wind mitigation inspection documents features such as roof deck attachment, roof-to-wall connections, secondary water resistance and a hip roof shape. Qualifying features can lower the wind portion of your premium. Ask the seller if a current report exists. The report is generally valid for up to five years as long as no material changes have been made to the home. You can learn more in our article on wind mitigation inspections in Florida.
The Old 25 Percent Rule:
Under the Florida Building Code, repairing more than 25 percent of a roof or roof section within 12 months used to require bringing the entire roof up to current code, which often meant a full replacement. A 2022 state law changed that for roofs installed under the 2007 Florida Building Code or a later edition. For those roofs, only the repaired portion has to meet current code. Roofs permitted before the 2007 code took effect on March 1, 2009, can still fall under the old rule, which is one more reason to confirm the installation date.
Get Insurance Quotes Early:
Request quotes during your inspection period instead of the week of closing. If carriers hesitate because of the roof, you still have time to negotiate with the seller or line up repairs.
A general home inspection is a good start, but it is not built to answer every roof question. Home inspectors evaluate the whole property in a single visit. Many will not walk a tile roof because of the risk of breaking tiles, and some only look at the roof from a ladder or with a drone camera.
A roofing contractor brings a different kind of experience. We install and repair these roofing systems year-round, so we know what a healthy 12-year-old shingle roof looks like in Cape Coral and what failing tile underlayment looks like in Naples. That hands-on knowledge is what turns a vague note like “roof shows wear” into a clear answer about years remaining and dollars needed.
What Our Pre-Purchase Roof Inspection Covers:
We look at the roof covering and flashing, the decking and attic for water damage, the ventilation and any storm damage that could complicate a future insurance claim. You receive a written report with photos, plus our professional estimate of the roof’s remaining life. If repairs are needed, we price them so you can take real numbers back to the seller. Visit our roof inspection services page to compare inspection levels, or read our Florida home inspection roof checklist before your appointment.
Why Buyers Choose San Carlos Roofing:
We have no reason to scare you away from a house or push you toward a new roof you do not need. If a roof has years of life left, we will tell you so. If it needs work, we will show you the evidence and explain whether repairing or replacing the roof makes more sense. That honest approach is how a family-owned company stays in business in Southwest Florida for more than three decades.
Southwest Florida weather is tough on roofs. Here are the most common problems we fix for homeowners throughout the region:
Problem 1 – Roof Leaks:
Roof leaks are the most common reason homeowners call us, and for good reason. Even a small leak can cause significant damage if not addressed quickly. Water stains on your ceiling, damp spots in your attic, or drips during rainstorms all indicate your roof is compromised.
Leaks can have many causes. Damaged or missing shingles, cracked tiles, failed flashing around chimneys or vents, worn pipe boots, or deteriorated valley areas can all allow water infiltration. The key is identifying the actual source of the leak, which isn’t always where you see the water inside. Water can travel along rafters before dripping onto your ceiling, making the source difficult to pinpoint without experience.
We’ve been finding and fixing roof leaks for over 20 years. We know where to look, how to trace water to its source, and how to repair it properly so it doesn’t come back. If you have a leak, don’t wait. Contact us immediately to prevent further damage.
Problem 2 – Storm Damage:
Southwest Florida’s hurricane season and severe thunderstorms can wreak havoc on roofs. High winds lift shingles, blow off tiles, drive debris into your roof, and cause damage that may not be obvious from the ground.
After any significant storm, it’s smart to have your roof inspected. Some storm damage is immediately visible, like missing shingles or broken tiles. Other damage, like lifted shingles that are still in place or compromised flashing, may not show up until the next heavy rain when water starts coming in.
We repair all types of storm damage, from replacing a few wind-damaged shingles to more extensive repairs. We also work with insurance companies and can help document damage for your claim. If you’ve been through a storm and have concerns about your roof, we’ll perform a thorough inspection and give you an honest assessment.
Problem 3 – Missing or Damaged Shingles:
Individual shingles can be damaged or blown off by wind, degraded by age and UV exposure, or broken by falling branches. Even a few missing shingles can allow water infiltration that leads to bigger problems.
Replacing damaged shingles is usually a straightforward repair, but it needs to be done properly. The new shingles should match your existing roof as closely as possible, and they must be installed correctly to maintain your roof’s integrity and appearance. We keep a wide variety of shingles in stock and can usually match your existing roof well.
Problem 4 – Broken or Slipped Tiles:
Tile roofs are durable, but individual tiles can break from impact, deteriorate over time, or slip out of position. Broken or missing tiles expose your underlayment to UV damage and allow water infiltration.
Tile repair requires care and expertise. Walking on tile roofs without proper technique can break more tiles. We know how to work safely on tile roofs and have the experience to replace individual tiles without causing additional damage. We also have access to a wide variety of tile styles and can usually find matches for even older, discontinued tiles.
Problem 5 – Flashing Failures:
Flashing is the metal material that seals transitions and penetrations in your roof, including around chimneys, skylights, vents, and valleys. When flashing fails or pulls away from where it should be sealed, water can get behind it and into your home.
Flashing problems are a common source of leaks and require skilled repair. We properly remove old, failed flashing and install new flashing using techniques that create lasting, watertight seals. This isn’t a DIY job, and it’s not a place to cut corners. Properly installed flashing is crucial to your roof’s performance.
Problem 6 – Pipe Boot Deterioration:
Pipe boots are the rubber or plastic seals around plumbing vents that penetrate your roof. In Florida’s intense heat and UV exposure, these seals deteriorate over time and crack. When they fail, water pours straight into your attic during every rainstorm.
Replacing pipe boots is a relatively simple repair, but it makes a huge difference. If you have water stains near a plumbing vent, there’s a good chance the pipe boot is the culprit. We can replace failed pipe boots quickly and affordably.
Problem 7 – Valley Problems:
Roof valleys (where two roof planes meet) are high-stress areas that channel large amounts of water. Valley problems, including deteriorated valley metal, failed valley shingles, or improper valley installation, can lead to significant leaks.
Valley repairs require experience because these areas are critical to your roof’s water management. We properly repair or replace valley components to ensure water flows off your roof as designed.
Problem 8 – Fascia and Soffit Damage:
While not technically part of your roof surface, fascia and soffit boards are important to your roof system. When they’re damaged by water, wood rot, or pests, they need to be repaired or replaced to maintain your roof’s integrity and appearance.
We repair or replace damaged fascia and soffit as part of our comprehensive roofing services. This is particularly important if water has been getting behind your gutters or if you’re seeing signs of wood rot.
Problem 9 – Attic Ventilation Issues:
Inadequate attic ventilation causes heat and moisture buildup that can shorten your roof’s lifespan and lead to other problems. While not a repair in the traditional sense, improving ventilation is often necessary to prevent future damage.
We can assess your attic ventilation and install additional vents if needed to protect your roof and improve your home’s energy efficiency.
See a Problem Not Listed Here?
These are just the most common issues we address. If you have any roof problem or concern, contact us. We’ve seen just about everything over the past 30 years, and we can help.
The right roofing material for your Southwest Florida home depends on several factors, including your home’s style, your budget, and your long-term goals. San Carlos Roofing specializes in three proven roofing systems:
Tile roofing is a classic choice for Southwest Florida homes, offering exceptional durability, energy efficiency, and timeless beauty. Concrete and clay tiles can last 25-30 years or more with proper maintenance, and their thermal properties help keep your home cooler in our hot climate. Tile roofs also offer excellent wind resistance, a critical factor during hurricane season. We install both flat and barrel tile systems in a wide range of colors and profiles to complement your home’s architecture.
Architectural shingles remain the most popular roofing choice for good reason. They offer an excellent balance of performance, aesthetics, and value. Today’s premium shingles are far superior to the three-tab shingles of the past, with better wind resistance, longer lifespans, and more attractive dimensional profiles. Quality architectural shingles can last 18-20 years in Florida’s climate and come in dozens of colors to match any home style. They’re also the most economical option for most homeowners.
Metal roofing has become increasingly popular in Florida, and for good reason. Modern metal roofs offer outstanding durability, exceptional wind resistance (crucial for hurricane protection), and impressive energy efficiency. They’re also lightweight, environmentally friendly, and available in styles that mimic traditional shingles or create bold contemporary looks. Metal roofs typically last 30-40 years and require minimal maintenance. If longevity and performance are your priorities, metal deserves serious consideration.
Not sure which material is right for your home? We’re happy to discuss the advantages of each and help you make an informed decision. Every roof we install receives the same attention to detail and expert craftsmanship, regardless of the material you choose.
Some roof problems are simple repairs. Others should change your offer or your timeline.
Signs the Roof Is Near the End:
Widespread granule loss, many cracked or slipped tiles, soft spots underfoot and repeated patches in the same area usually mean a roof is close to the end of its service life.
Missing Paperwork:
A replacement with no permit or a seller who cannot say how old the roof is should give you pause. Your insurer will want that date, and you will want it too.
Fresh Cosmetic Fixes:
New paint on one patch of ceiling or a freshly sealed spot on the roof may be an honest repair. It may also be covering an active leak. Ask for the invoice and have the area checked.
Storm Damage That Was Never Claimed:
After a hurricane season, some roofs carry damage the seller never reported. Once you own the home, that damage can be hard to claim because it happened before your policy started. Our hurricane roof damage inspection page explains what we look for.
If the inspection turns up problems, you usually have several options while you are still under contract.
Ask for Repairs Before Closing:
This works best for localized issues like a cracked pipe boot or a handful of broken tiles. Ask that a licensed roofing contractor do the work and request the invoice along with the permit if one is required.
Ask for a Credit or Price Reduction:
If the roof will need replacement soon, a written replacement estimate gives you a solid number to negotiate with. Our guide to roof replacement cost in Southwest Florida explains what drives that price.
Ask the Seller to Replace the Roof:
Some sellers will replace an older roof to keep the deal together, especially when insurance is the obstacle. If they do, confirm that the permit is closed and that any warranty transfers to you.
Know When to Walk Away:
If the roof cannot be insured and the seller will not negotiate, your inspection contingency may allow you to cancel. Your agent or a real estate attorney can confirm what your contract allows.
Age alone does not decide it, but 15 years is the number that matters most for insurance. Florida law prevents insurers from denying or nonrenewing a homeowners policy solely because the roof is under 15 years old. Once a roof reaches 15, an inspection showing at least five years of remaining life keeps an insurer from refusing coverage based on age alone. Shingle roofs approaching 20 years often have a harder time showing that much life left in our climate.
Yes, and many buyers do. The key is learning before closing whether an insurer will cover the roof and what a replacement would cost. With those answers you can negotiate a credit or plan for the expense.
Yes, but usually at a general level. A home inspector notes visible problems and may recommend a roofing contractor for a closer look. If the roof is more than 10 years old or the inspector flags anything, an inspection by a roofer is worth scheduling.
The buyer typically pays for inspections during the inspection period. Some sellers order a roof inspection before listing to answer buyer questions up front, so it is worth asking whether a recent report exists.
It depends on the roof’s condition and your negotiating position. A seller-managed replacement can save you time, but you have less say over the contractor and materials. A credit at closing lets you choose your own roofer.
Insurers sometimes ask for a roof inspection report or certification, especially on roofs that are 15 years or older. It records the roof’s material and installation date, then estimates how many years of useful life it has left.
Often, yes. If the leak was repaired properly and damaged decking was replaced, a past leak is not a deal breaker. Ask for the repair invoice and have the area inspected to confirm it is dry.
Yes. San Carlos Roofing inspects roofs for buyers throughout Lee and Collier County, including Fort Myers, Cape Coral, Estero, Bonita Springs, Naples and Marco Island. Call 239.267.6200 to schedule.
Home purchases move quickly. Call us at 239.267.6200 and we will talk through the roof on the house you are considering.
The roof is one of the most expensive parts of a house to replace, and in Florida it directly affects what you pay for insurance. Learning its true condition before closing puts you in a stronger position while the contract still gives you options.
San Carlos Roofing has served Southwest Florida homeowners since 1987. We are a family-owned contractor licensed under #CCC1330248, and we give homebuyers the same straight answers we give our longtime customers. If the roof is sound, we will say so. If it needs repairs or replacement, we will show you why and put a fair price on the work.
Contact us during your inspection period and we will help you understand the roof before you sign.
We provide pre-purchase roof inspections for homebuyers throughout:
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