Buying a home in St. Johns and hearing that insurance is the new hurdle? You are not alone. Insurers across Northeast Florida are asking for more roof documentation, tightening underwriting, and moving faster on approvals and denials. In this guide, you will learn what changed, how to avoid last‑minute surprises, and the exact steps to keep your closing on track. Let’s dive in.
Why insurance is shifting in Northeast Florida
Florida faces high hurricane and flood risk. That risk, plus rising claim costs and pricier reinsurance, has pushed carriers to raise premiums and tighten rules. For a clear overview of why this is happening, review the Insurance Information Institute’s Florida materials at the Insurance Information Institute.
The state regulates rates and underwriting through the Florida Office of Insurance Regulation. You will also see more mentions of Citizens Property Insurance, the state-backed insurer of last resort. If a private carrier will not write your policy, you may be eligible for Citizens Property Insurance depending on your quotes and the home’s features.
For you as a St. Johns buyer, the practical effect is simple. Expect more questions about your roof, more inspection paperwork, and the need to shop early in your contract period.
Roof age rules: what carriers check
Carriers look closely at roof age, material, and condition. There is no single statewide cutoff for roof age. Many insurers become cautious once a roof hits roughly 10 to 25 years old, depending on the material and its condition. You should confirm the exact threshold with the carrier or your insurance agent.
Common roof materials in St. Johns include asphalt shingles, tile, and metal. Lifespans vary by product and installation quality. Industry guidance from the National Roofing Contractors Association notes that asphalt shingles often last around 15 to 30 years, concrete or clay tile can last 25 to 50 years, and metal can last 40 years or more when properly installed and maintained.
Insurers also value proof that any replacement was permitted and passed inspection. A properly permitted roof with code-compliant installation supports insurability and can reduce questions during underwriting.
Proof carriers often request
- Roof certification: a signed letter from a licensed roofing contractor stating age, material, condition, and estimated remaining life
- Four-point inspection: documents roof, electrical, plumbing, and HVAC for older homes or when carriers request it
- Wind mitigation inspection: the Uniform Mitigation Verification Form that details hurricane-resistant features
- Photos: clear, dated photos of the roof and attic, including deck attachment and flashing
- Permit records: proof of permitted replacement or major repair with final inspection
Before you hire a contractor or inspector, verify license status at the Florida Department of Business & Professional Regulation.
Mitigation that can lower premiums
Insurers often offer credits for features that reduce wind damage. These include roof-to-wall connections like hurricane straps or clips, stronger roof deck attachment and nailing patterns, secondary water resistance underlayment, impact-rated windows or approved shutters, and gable end bracing where applicable. If you are replacing a roof, choosing code-compliant materials and installation can help both insurability and pricing.
Programs and resources are available to guide upgrades. The Florida Division of Emergency Management and FEMA provide mitigation guidance and may highlight grants or incentives that open and close over time. Ask your insurance agent which features your carrier credits today and what proof they require.
How to document mitigation
- Have a licensed inspector complete the Florida wind mitigation form
- Gather photos that show roof attachments, deck nailing, and opening protections
- Keep permit records for roof replacements or retrofit work
Strong documentation can remove insurer objections in some cases or reduce premium pressure, even when a roof is older.
Your St. Johns due diligence timeline
The fastest way to avoid insurance delays is to front-load your homework during the inspection period. Use this step-by-step plan.
Right after your offer is accepted
- Start shopping homeowners insurance with at least two local agents who write in St. Johns County. Ask exactly what documents they need to bind coverage.
- Ask the seller for roof paperwork: age, invoices, warranties, permit numbers, contractor contact, and any past inspection reports. Get the signed roof disclosure.
Pull county records
- Check the St. Johns County Building Division for permit history to confirm roof replacements and final inspections. The Building Division is at the St. Johns County Building Division.
- Review property records for helpful notes on improvements through the St. Johns County Property Appraiser.
Order inspections during the contingency period
- General home inspection
- Roofing inspection or roof certification if the age is unclear or near typical thresholds
- Wind mitigation inspection to document attachments, underlayment, and opening protections
- Four-point inspection if the home is older or the insurer requests it
- Attic photos to show deck attachment and strapping
- Flood checks: use FEMA’s maps to verify flood zone and request an elevation certificate if available
To review local flood risk and likely insurance needs, use FEMA’s Flood Map Service Center.
Negotiate solutions if issues appear
- Seller replaces the roof before closing with permit and final inspection
- Buyer receives a credit to replace the roof after closing, coordinated with the lender and insurer
- Escrow holdback for repairs when allowed by the lender and carrier
- For smaller defects, get estimates and complete repairs that align with insurer standards
Bind coverage and confirm details
- Send the insurer your roof certification, wind mitigation form, permits, photos, and warranties as soon as you have them
- Ask about hurricane and wind deductibles; in Florida these are often a percentage of dwelling coverage, which affects your out-of-pocket risk
- Confirm the binder effective date your lender requires
Aim to complete inspections and insurance shopping at least 2 to 3 weeks before closing. That buffer gives you time to coordinate repairs or switch carriers if needed.
Flood insurance is separate
Homeowners insurance does not cover flood. Your lender may require flood coverage if the home is in a special flood hazard area. Even if not required, flood can be a smart layer of protection in coastal counties. Check your property’s zoning and potential requirements at FEMA’s Flood Map Service Center. Ask your agent to quote National Flood Insurance Program and private flood options when you shop homeowners insurance.
If insurance stalls your closing
If a carrier declines because of roof age or condition, you still have options. Work with the seller to confirm permits and repairs, seek a roof certification from a licensed contractor, or consider replacing the roof before closing if time allows. Your agent can also check eligibility for Citizens Property Insurance when private quotes are not available.
Communicate quickly with your lender and insurance agent if underwriting changes. Fast documentation often resets the path to binding.
For sellers in 32259: prep now
You can make your home easier to insure and faster to sell by preparing early.
- Gather roof proof: invoices, warranties, permit numbers, and contractor details
- Consider a roof certification from a licensed roofer to document age and remaining life
- Complete permitted repairs with final inspections before listing
- Order a wind mitigation inspection to help buyers secure potential credits
- Keep clear, dated photos of the roof and attic attachments ready to share
The more you can document, the smoother underwriting will be for your buyer, which can protect your timeline and final price.
If you want a fast, low-stress path to closing, you do not need to navigate this alone. Our team coordinates your inspection stack, helps you gather the right documents, and keeps your lender and insurer aligned so there are no surprises. When you are ready, reach out to the Sarah Schwartz Group for local guidance and a smooth transaction plan.
FAQs
What changed with home insurance in Northeast Florida?
- Carriers tightened underwriting due to high storm risk and rising costs, so they want more roof documentation, inspections, and proof of mitigation before binding.
How old can a roof be to get coverage in St. Johns?
- It varies by carrier; many get cautious once roofs are roughly 10 to 25 years old, so confirm with your insurer and consider a roof certification from a licensed roofer.
Which inspections should I order during my contract period?
- General home, roof certification, wind mitigation, four-point if requested, attic photos, and a flood zone check with FEMA’s maps if the lender may require flood insurance.
Do wind mitigation features really lower premiums?
- Often yes; carriers offer credits for verified features like roof-to-wall attachments and opening protections when documented on the Florida mitigation form.
What is Citizens Property Insurance and when might I need it?
- Citizens is Florida’s insurer of last resort; you may be eligible if private carriers decline or quote above certain thresholds, subject to Citizens Property Insurance rules.
When should I start shopping for homeowners and flood insurance?
- Start right after your offer is accepted and aim to finish at least 2 to 3 weeks before closing; check flood needs at FEMA’s Flood Map Service Center.
