Possibly. FHA looks at the roof's condition and remaining life, not just its age. The long standing guideline is a remaining physical life of at least two years. HUD proposed changes to property standards on September 22, 2026, so check the current rule. Florida insurers add their own roof rules.
The appraiser examines the roof to determine whether deficiencies present a health and safety hazard or do not allow reasonable future utility. Under the guideline in place, the roof should have a remaining physical life of at least two years. If less remains, the appraiser must report it.
An active leak is a problem whatever the age. An older roof in good condition with enough remaining life can pass, while a younger roof with damage may not.
On September 22, 2026, HUD posted proposed revisions to Handbook 4000.1. One proposal would remove the requirement to condition an appraisal on a professional roof inspection when a roof has less than two years of remaining life. HUD is taking feedback through November 6, 2026. These are proposals, not adopted rules.
Separately, a Florida insurer may refuse an older roof. A policy that is declined can stop a loan even if FHA would accept the roof.
How roof condition is generally treated
| Roof situation | What to expect |
|---|---|
| Active leaks or damage | Repair is usually required before closing |
| Less than two years of remaining life | Appraiser reports it. A repair or roof inspection may be required |
| Two or more years of remaining life, no leaks | Generally acceptable to FHA |
| Insurance | Separate. The insurer must agree to cover the home |
Based on HUD's existing guideline. Confirm current policy with your lender.
What to do
- Order a roof inspection early and ask for the estimated remaining life.
- Get a homeowners insurance quote before the inspection period ends.
- Ask the seller to repair or credit if remaining life is short.
- Ask your lender whether the proposed HUD changes affect your timeline.
Sources
- HUD, Appraisal and Property Requirements Reference Guide (archived). Roof should have at least two years of remaining physical life; appraiser must report less. Source type: Official. Checked October 17, 2026.
- HUD, Modernization of FHA MPRs in HB 4000.1 Drafting Table (proposal). Proposed revisions to property requirements. Source type: Official. Checked October 17, 2026.
- McKissock, Summary of Proposed Changes to HUD Handbook 4000.1. Announced September 22, 2026; roof inspection condition proposed for removal; feedback deadline November 6, 2026. Source type: Secondary. Checked October 17, 2026.