Is Your Florida Roof Due for an Inspection or Wind Mitigation?

Has someone asked you for a report on your roof?

An agent wants a 4-point. A lender wants a roof report. Someone mentioned a wind mitigation form, and a renewal letter used a phrase you had to read three times. Meanwhile, the roof itself has not changed, and you are no closer to knowing what shape it is in.

Living in Florida means living under a roof that works hard. Sun, salt air, heavy rain and a long storm season all act on it, and insurers, buyers and lenders all want to know what the result looks like. That is a lot of questions to answer about a part of the house you cannot easily see.

This site is about answering them plainly. I carry out roof inspections, wind mitigation inspections, 4-point inspections and roof reports for homeowners with Citizens Property Insurance, in homes across Florida. Each report has its own page, and this page is the map that gets you to the right one.

Not sure which report you need? Start with the contact page, describe what you were asked for in a few plain lines, and I will tell you what it is and what comes next.

What does it feel like to finally know where the roof stands?

Think about the last time you had an open question about the house. You carried it around. When the forecast showed a tropical system, you looked at the ceiling and wondered. When the renewal notice arrived, you wondered again. The not knowing takes up room in your head, even when nothing is wrong.

Now picture the other version. The roof has been looked at carefully. You have a written report with photographs, in plain language, that says what covers the roof, what shape it is in and what details to keep an eye on. The paperwork your insurer or agent asked for is in hand. When the next storm shows up on the radar, you check it out of curiosity, not dread.

That is what I am aiming for with every visit. Not a perfect roof, because there is no such thing in Florida, but a clear record, so that decisions about repairs, replacements and paperwork rest on facts. I will not tell you what an insurer will do with a report, because I do not control that. I will tell you honestly what I saw.

Which report fits your situation?

The fastest way to use this site is to find your situation below and open that page. Each one explains what is looked at, how to prepare and how a visit works.

• You want to know the condition of the roof. Read about the roof inspection. It is a close look at the covering, edges, flashing and drainage, ending in a written report.
• You were asked how the house resists wind. The wind mitigation report records roof shape, deck attachment, roof-to-wall connections and opening protection.
• An agent asked for a 4-point. The 4-point inspection reviews the roof, electrical, plumbing and heating and cooling systems.
• You have, or are applying for, a Citizens policy. The roof report for Citizens policies documents covering, age and condition.
• The roof has a problem and you are weighing next steps. The roof repair and replacement page explains how to tell one from the other.

If your situation sits between two of those, pick the nearer one. We will sort the rest out on the phone. Many homeowners need two reports from the same visit, and I can plan for that.

What does each report actually tell a reader?

The names sound alike, and the purposes are different. Here is the short version side by side.

The reports are independent records. I do not sell repair work through them, and I make no promises about coverage, renewal or what anyone charges. What I commit to is accuracy and plain language.

Where do I work, and why does it matter?

I serve homeowners and property owners across Florida, from the Panhandle to the Keys, along both coasts and through the interior. Geography matters for two reasons.

First, it shapes the work. A house a few blocks from open water deals with salt that attacks metal, fasteners and flashing. A Panhandle house may see a different pattern of storms from a house in South Florida. Inland, long hot stretches bake roofing and sudden afternoon storms test it. Older oak-shaded neighborhoods have roofs that stay damp. New developments have their own habits and weak points.

Second, it shapes timing. Florida is a long state. When you send a request, I ask for the address up front so I can tell you honestly whether a visit fits your timeline, instead of promising something the distance cannot support.

If you are unsure whether you are in the area, ask. If you are far from where I am working that week, I will say so and suggest a realistic day.

What do Florida roofs face that others do not?

Some of this is obvious to long-time residents. Some of it surprises new arrivals.

Sun and heat. Roof coverings dry out, sealants crack, and attic temperatures bake the underside of the deck. Shingles lose granules faster than owners expect.

Wind. Hurricanes get the headlines, but ordinary thunderstorms and tornado-producing cells also push on roofs. Wind looks for lifted edges, loose flashing and weak connections.

Rain. Heavy, fast downpours overwhelm gutters, drive water sideways under laps and show every weak seam.

Salt and humidity. Near the coast, salt eats at metal. Everywhere, humidity encourages mildew, algae and rot where water lingers.

Paperwork. More than in most states, Florida homeowners are asked to document their roofs and houses for insurers, lenders and buyers. That is why reports exist, and why getting the right one matters.

How does a visit start?

It starts with a request. You send your name, mobile number, address and a few lines about what you need. Photos help, but you do not need them to begin. Nothing is booked automatically, and sending a request does not commit you to anything.

I read what you wrote and call you back. On that call I ask a few simple questions: the age of the house, what you were asked for, any leaks or repairs, and any deadline. Then we pick a day.

On the day, I look at the property, take photographs, make notes and tell you what I saw before I leave if you are there. The written report follows, and I explain anything that is unclear. If I find something urgent, I tell you on the spot.

Ready to describe your situation? The request form takes a couple of minutes.

What about price?

You will notice there are no prices on this site, and that is deliberate. The honest answer depends on the property: its size, its complexity, the access to the attic and roof, which report you need and how far I have to travel. A number on a web page would either be too low to be true or too padded to be fair.

I explain it by phone after we talk through your situation, and I put it in clear terms so that you know what is and is not included. If something unexpected comes up, I tell you before it changes anything.

If you are comparing options, that is completely reasonable. Ask each person what the report covers, what is assumed and what happens if conditions turn out different. Those answers say more than the total does.

How should you prepare before you reach out?

A little preparation makes the first conversation faster. None of it is required.

• Find the letter, message or form that started this, and note exactly what was asked for.
• Note any deadline and who set it.
• Write down what you know about the roof: age, covering, past repairs, any leak or stain.
• Take two or three clear photos of the house from the street.
• Think about access: gates, the attic hatch, tenants or a lockbox.
• Dig out permits, receipts, warranties and closing documents for the roof, the air conditioner and any electrical or plumbing work.

If you are dealing with an active leak, say so at the top of the request. Stopping the water comes first, and the roof repair and replacement page explains how I think about that.

Why work with me?

I do not claim to be the biggest or the cheapest, and I will not tell you I am the best. What I offer is simpler and, I think, more useful: direct contact, plain explanations and follow-through. When you call, you reach me. When I say I will call back, I call back. When something changes, you hear it from me first.

Homeowners tell me what frustrates them is not the inspection itself but the silence around it: not knowing whether someone is coming, not understanding the paperwork, not being able to reach anyone when a question comes up. I try to remove that frustration.

The Florida credentials on this site are listed as issued, and I state nothing about insurance or other licences that I have not verified. When those details are ready, they will appear here in full. Until then, ask me anything directly and I will answer honestly. You can read more about how I work on the about page.

What does a good report look like on the page?

Whichever report you need, the test of a good one is the same: can a stranger read it and understand your house? I build each report so the answer is yes.

It begins with the basics: the address, the date of the visit and what was examined. Then comes a plain description of what is there. After that, findings are grouped by area, each with a photograph and a sentence or two saying what the picture shows. Where something is fine, the report says so. Where something needs attention, it says what and where, in words an owner can repeat to a tradesperson.

I avoid jargon where a simple word will do. When a technical term is needed, I explain it the first time. I also state the limits of the visit: what could not be reached, what was not opened, what was viewed from a distance. A report that hides its limits is not honest, and a reader who spots the gap later loses trust in everything else.

Last, the report says nothing about what any insurer or lender will do. That is their decision, and I leave it to them.

Who else uses these reports besides homeowners?

Most requests come from owners, but the reports travel. Knowing who reads them helps you decide what you need.

Buyers. A buyer who orders a roof inspection or a 4-point during a purchase learns what the house is like before the commitment is final. It can shape an offer, a repair request or a decision to walk away.

Sellers. A seller with a recent report in hand answers questions before they are asked. It can make a conversation with a buyer calmer and shorter.

Landlords and property managers. Those who look after rentals or vacant homes use reports to keep a record of condition from year to year and to plan maintenance in a sensible order.

Association boards. For condominiums and townhomes, a roof is a shared asset. A clear written record helps boards and unit owners talk about the same facts.

Agents and lenders. They may ask for a report as part of their own process. I tell you what I can provide and answer honestly if the request needs something else.

What myths do I hear most often?

A few beliefs come up again and again, and clearing them early saves frustration.

• "If it does not leak, the roof is fine." A roof can be worn badly and still keep water out until the next heavy storm. Leaks are a late sign.
• "A new roof needs no checking." New roofs can have installation faults, and later events can damage them. A record of the new roof is valuable.
• "All reports are the same." They are not. Each answers a different question, and sending the wrong one wastes time.
• "An inspection will tell me exactly how many years are left." Nobody can say that honestly. A report describes today.
• "A report will get me a result with my insurer." It does not, and I would never suggest it does. The insurer decides under its own rules.

If you have heard others, ask. I would rather clear up a belief on a call than have it cost you a visit that did not answer your question.

What should you do in the first hour after a storm?

Most of what matters happens before anyone arrives. Stay off the roof and out of any water near fallen lines. Look from the ground for anything that has moved, and take photographs of the outside and of any stain or drip inside.

Put a container under any drip, move belongings away from the wet spot and, if it is safe, switch off power to a room where water is coming through the ceiling. Write down the time and what you saw. That short note becomes useful later, whether you are speaking to me, a roofer or your agent.

Do not rush to sign anything handed to you at the door in the days after a storm. Roofers travel to storm areas, and some are excellent while others are not. Take your time, compare what each one puts in writing and check what anyone tells you about their license from the state's public record.

Once things are calm, send a request and say what happened. I read storm-related requests first.

When is the best time to schedule a roof visit?

Anytime you have a question is a good time, but some moments are better than others. Before the stormy months begin is ideal, because you learn what you have while the weather is cooperative. Before a purchase or sale is another, because the findings can shape the decision.

After a storm, look from the ground for shingles or tile pieces in the yard, new stains on ceilings, or swelling around windows. Take photos before anything is moved. If something looks wrong, request a visit, and say what you saw.

Waiting out of hope that nothing is wrong is the one thing I would not recommend. Small problems on Florida roofs grow quickly in the wet season, and a short conversation costs you nothing.

Which credentials do I hold?

These are the credentials I hold, listed as issued. They are Florida credentials, listed as facts about me and not as a statement about any other state.

• Florida Building Contractor, CBC059592
• Florida Roofing Contractor, CCC1327217
• Florida Home Inspector, HI4878

Ask me what any of them covers and I will tell you plainly.

Common questions