In Florida our very hot summers along with strong thunderstorms limit the useful life of a roof. Most insurance companies have a 20 year cut off point with some going as low as 15 years where they will not insure a home. This is true for even architectural shingle roofs with a 30 year warranty. My home is a 1998 with a 30 year architectural shingle roof and when I decided to look for a different company that my present one I discovered that many Florida insurance companies were not interested in my business. I did find a new company but my choices were more limited than I expected.
Roof age is a consideration in buying a resale home. The seller is not expected to replace a roof just because it is old. The age of a home is already factored into the list price. If a home inspector says the roof is at the end of it’s life but does not leak then that is not a defect under the florida real estate contract. Many homes between 1995 and 1999 are either due for a new roof or getting close. When showing homes I always point out the age of the home as shown on the MLS printout to make my buyers aware of the home’s age.