The roof is often the most expensive surprise in a South Florida purchase, and the one most likely to hold up your insurance. Get an independent answer on its condition, its real age and what it would cost to fix, while you still have time to negotiate or walk away.
Check the permit history for the last roof replacement. Your insurer will use that date. A roof replaced in pieces, or an addition with its own roof, can mean more than one date on the same house.
Once it closes, most of your options close with it. If the home inspection or 4-point flags the roof, get a roof-specific opinion right away so you can ask for a repair, a credit or a price change based on real numbers.
A beautiful house you can't insure won't close with a mortgage. Ask your agent for an insurance quote early. If the roof is 15 years or older, ask whether the insurer will accept an inspection showing five-plus years of remaining life.
On concrete and clay tile roofs, the underlayment beneath the tile usually wears out first. A roof that looks perfect from the driveway may need new underlayment, sometimes with the original tile reinstalled, which costs far less than a full replacement.
When the seller offers "a roofer's estimate," check what it covers: tear-off, underlayment type, wood replacement, permits and flashing. A cheap number that leaves things out can turn into your problem after closing.
Tip: Send Oscar the inspection report's roof section and any quotes you have. Often he can tell you within a call whether you're looking at a repair, a credit or a deal-breaker.
That note can mean anything from 'budget for it in a few years' to 'your insurer won't cover it.' A focused roof check tells you which. If the roof is 15+ years old but sound, an authorized inspection showing at least five years of remaining life can keep it insurable. If it truly needs replacing, you'll have a realistic number to negotiate with before your inspection period ends.
On a roof under 15 years old, Florida law says an insurer can't refuse to issue a policy solely because of roof age. For older roofs, insurers can ask for proof of remaining life, and they can always act on actual condition, like leaks or missing tile. Talk to your insurance agent early, and get the roof answer before you're out of time.
Look up the address in the city's or county's building permit records. The last roofing permit usually shows when the roof was replaced. Listing remarks like 'newer roof' aren't proof. Insurers go by the record.
Neither. Oscar is an independent roofing consultant. He explains the roof's condition, the likely insurance outcome and fair repair costs. Official inspection forms come from licensed inspectors, and any work is done by state-licensed, insured contractors.
General information, not legal, insurance or real estate advice. Each insurer sets its own rules. See the Florida roof & insurance guide and typical roof prices.
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.