New Florida Homeowners Policy Cancelled After the Inspection? The 90-Day Underwriting Period Explained
A new Florida policy can be cancelled during its underwriting window for reasons that are avoidable, and we help you head them off before the inspector arrives. Here are the five findings we see most, and what to have ready for each.
Editor’s note: This article was originally published in 2011 and was reviewed and updated in 2026 to reflect Florida’s 2022 roof-age insurance reforms (Fla. Stat. 627.7011). Four of the five underwriting reasons below still reflect how Florida new-business underwriting works today; the roof section has been updated for current law.
Which notice do you have? This page is about the new-policy underwriting window: a Florida insurer can cancel a new residential policy during its first 60 days on 20 days’ written notice stating the reason (s. 627.4133(2)(b)2.), and most carriers use an inspection in the first 90 days to make that call. If your notice is a non-renewal at expiration, or a cancellation after the first 60 days, the 120-day notice rule, the reason codes and the three markets that can take the home are on our guide: Non-renewed or cancelled in Florida? What the notice means and how to get covered again.
Here is what you need to know if you purchase homeowners insurance. Florida residents face some of the highest homeowners insurance rates in the nation, and the hardest underwriting when it comes to policy acceptance. In our experience as an independent Florida agency, nearly every homeowners insurance company our clients have access to will complete an onsite inspection within the first 90 days after the policy effective date. For central Florida homeowners insurance policies, the rigorous underwriting process will apply as well. Read on to discover the top five Florida homeowners insurance cancellation reasons that could affect your new policy. For the full picture of coverage, premiums and underwriting in our state, see our Florida homeowners insurance guide, or get a quote to have us compare A-rated carriers for you within the first 90 days after your insurance agent binds coverage.
#5 Property is in generally poor condition
Inspectors will look for how well you maintain the home. If the home needs paint, the lawn needs to be mowed and the trees are overhanging the roof or other structures, this is a detail underwriters notice — and one of the easiest to put right before a quote. Poor condition may lead an insurer to think you are in financial trouble. This increases the chance of damage to the home. Insurance company underwriters want to feel warm and fuzzy about signing off on the issuance of a new policy. Keeping up the property curb appeal will help insure your Florida homeowners insurance policy will not be set to cancel. You should also read about common policy exclusions in Florida.
#4 Home is Under Construction or Heavy Renovation
Most homeowners insurance companies Florida buyers have to choose from understand there are things you will want to do to improve your home after you close. You may want to paint the walls, change out fixtures and maybe even put in new cabinets. Most underwriters understand this, but what they do not want to see is major renovation taking place including but not limited to structural changes, major plumbing or electrical alterations and any other type of renovation that may require permitting or require you to leave the home unoccupied while the project is being completed. There are special builder’s risk / vacant home policies that do allow major renovation with underwriter approval, but not the standard HO-3 policy. If you don’t want your Florida homeowners insurance policy to cancel after moving in, be very careful about what you do with the home after you close.
#3 Pool Slide, Trampoline, Skateboard Ramp or other Unusual Liability Hazard
While loads of fun, hundreds of Floridians-mostly children, are hurt and even killed using trampolines, skateboard ramps and pool slides every year. If it is your child, you will probably just end up in the local ER. If it is someone else’s, you will end up in court. Since most all Florida homeowners Insurance company policies include coverage for liability, they want to limit any potential risk to their pocket book. There are a few companies that will offer you a policy even with a trampoline or pool slide, but make sure you understand if liability extends to the equipment or if they exclude coverage. Either way, if you can’t say no to little Johnny and choose to have one on your property, don’t be surprised if you get a cancellation letter after the underwriter finds out.
#2 Mean Dogs or too Many Dogs
This one is obvious but will certainly cause cancellation of your Florida homeowners insurance. Florida residents need to understand that almost all policies exclude coverage for animals, unless you specifically buy the coverage. Even then it is a limited coverage. If the insurance inspector finds a pit bull, rottweiler, doberman, wolf hybrid, akita, chow, presa canario or staffordshire terrier or any dog with a bite history on your property, most carriers will cancel the policy. A few companies will accept these breeds, so the most important thing is to disclose any of these dogs to your agent up front, so you do not have your policy taken out from under your feet a couple months later. Most companies also limit the number of dogs to two while a few companies allow a total of three. There are a select few companies who will allow some of the previously mentioned dog breeds but make sure you advise your agent you need a company who will accept your specific breed.
#1 How old is your Roof? (A Common Florida Homeowners Insurance Cancellation Reason)
You’ve probably heard it said that the roof is the most important part of your home. It withstands the sun, rain, wind and other weather conditions. Most Florida roofing contractors will tell you that a shingle roof will last anywhere between 15-20 years. Because Florida has so many days of sun and rain, the weather takes an extra special toll on our roofs. Because water damage is such a costly claim, Florida homeowners insurance underwriters are extra careful to make sure your roof is up to the job. If they see curling, worn, damaged or missing shingles, they can still act on that visible condition, because condition-based cancellation is legal. What changed in 2022 is that age alone is no longer enough: under Florida Statute 627.7011, an insurer may not refuse to write or renew a policy solely because the roof is less than 15 years old, and if your roof is 15 years or older you have the right to a roof inspection by an authorized inspector. If that inspection shows your roof has 5 or more years of useful life remaining, the insurer cannot decline you on roof age alone. So a sound but older roof is fine, while a roof showing real damage can still trigger a notice that it needs to be replaced before the next renewal. If you are purchasing a home, pay extra special attention to the roof and make sure you have at least 5 years left with none of the above conditions. This will not only help you keep the policy in effect, but keep your home dry when the big one hits.
If you have questions about a Florida homeowners insurance quote, or if you would like more information about the homeowners insurance options Florida residents qualify for, please call or text us today — we compare 20+ A-rated carriers to find coverage that fits your home. We look forward to speaking with you. 813.920.8181.
Joshua Butts | Founder/Agent at Cornerstone Insurance, Inc.
Home Insurance Underwriting FAQ
Why do Florida insurers inspect a new homeowners policy in the first 90 days?
Nearly every Florida carrier orders an exterior inspection within about 90 days of the effective date to confirm the home matches the application. Condition issues found then, such as a worn roof, overhanging trees or an undisclosed trampoline, can lead to a cancellation or a notice to correct the item.
Can an insurer cancel my policy just because my roof is old?
Not on age alone. Under Florida Statute 627.7011 an insurer cannot refuse to write or renew solely because a roof is under 15 years old, and for a roof 15 years or older you can provide an inspection showing at least five years of useful life. Visible damage such as curling or missing shingles can still trigger a notice.
Will a trampoline or pool slide get my policy cancelled?
Often, yes. Most carriers treat trampolines, pool slides and skateboard ramps as liability hazards and cancel or exclude them. A few carriers accept them, so disclose the equipment up front and we can place the home with a carrier whose rules allow it.
Which dogs cause problems with Florida home insurance?
Many carriers decline breeds such as pit bulls, rottweilers, dobermans, chows, akitas, presa canarios and wolf hybrids, along with any dog with a bite history, and most limit a household to two dogs. Some carriers do accept these dogs, so tell your agent before the policy is written rather than after the inspection.
Does renovating right after closing put the policy at risk?
Cosmetic work such as paint and fixtures is fine. Structural, major plumbing or electrical work, anything that needs permits, or leaving the home unoccupied during the project can lead to cancellation on a standard HO-3. Builder’s risk or vacant-home policies exist for that kind of project.