In South Florida the roof can decide whether a home gets insured, how a deal is priced, and whether it closes on time. I'm Oscar Gonzalez, an independent roofing consultant. I help buyers, sellers and realtors get a straight answer on the roof while there's still time to act on it.
The roof questions are different depending on whether you're buying, selling or representing a client.
Most buyers need a mortgage, every mortgage needs homeowners insurance, and Florida insurers look closely at the roof. On an older home, the insurer will often want a 4-point inspection covering the roof, electrical, plumbing and HVAC. On an older roof, they may want proof it has at least five more years of useful life. If the roof doesn't pass, the policy doesn't bind, and the closing date slips.
Florida law protects roofs under 15 years old from being refused coverage solely because of age. Roofs 15 or older can stay insurable if an authorized inspection shows five or more years of life left. Whether a given roof qualifies is exactly what everyone in the deal needs to know early.
The usual pinch points: a 4-point inspection that flags the roof, an insurance quote that comes back "roof must be replaced," a home inspector's "near end of life" note, or repair quotes so far apart nobody knows which is right.
General information, not legal, insurance or real estate advice. Each insurer sets its own underwriting rules. For the full roof-age rules, see the Florida roof & insurance guide.
I walk the roof, check its age on record, and explain it in plain English or Spanish. No sales pitch.
Official 4-point, wind mitigation and home inspection reports are completed by licensed inspectors, and insurance claims are handled by your insurer or a licensed public adjuster. I'm not a contractor, inspector or adjuster. I'm the independent roof expert who explains what all of them are telling you.
"I educate you. You decide. That's how it should work."
Most people buy or sell a house only a few times in their lives, and the roof is one of the most expensive parts of it. I started consulting because I kept seeing buyers inherit roofs they didn't understand and sellers lose leverage at the last minute over a roof they could have handled months earlier.
I'm independent. I'm not the roofing company that wants the job, and I'm not on the other side of your deal. My job is to tell you what the roof needs, in plain English or Spanish, so you can make the decision.
These are real reviews on independent sites, not quotes I picked for this page.
Local roof prices by city: MiamiRoofQuotes.com · Roof age & insurance by city: MiamiRoofEstimates.com
Tell me the address, your role and your deadline. I'll call or text you back — usually the same day — and tell you honestly what the roof needs.