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A lot of Florida homeowners are running into the same wall. The house is fine to live in, and there's interest from buyers. Then the buyer's insurance company sees a 20-year-old roof or an old electrical panel and refuses to write a policy. No insurance means no mortgage, and the deal falls apart.
If that sounds familiar, you're not stuck. This guide explains why it happens, what selling "as-is" really means under Florida law, and the options that actually work.
What "As-Is" Really Means in Florida
Selling as-is means you won't make repairs or give credits for them. The buyer takes the house in its current condition.
It does not mean you can hide problems. Florida courts have required sellers to disclose known defects that materially affect a home's value and that a buyer couldn't easily see, since the Florida Supreme Court's decision in Johnson v. Davis (1985). An "as-is" clause doesn't change that.
Simple rule: if you know about it (a roof leak, past flooding, a foundation crack, an open permit), disclose it. Honest disclosure protects you after the sale, and a serious cash buyer will price it in anyway.
Why Buyers Can't Insure Some Florida Homes
Nearly every mortgage lender requires homeowners insurance before closing. Florida's insurance market has been under heavy pressure from hurricane losses, and many insurers have become strict about older homes.
For older homes, insurers commonly ask for a 4-point inspection that looks at four things:
- Roof: age, condition and remaining life
- Electrical: panel type, wiring and capacity
- Plumbing: pipe material, leaks and the water heater
- HVAC: age and condition
If any of those fail the insurer's standards, the buyer may not get a policy, or only an expensive one through Citizens, the state's insurer of last resort. Either way, many financed buyers walk away.
The roof-age rule
Florida law gives homeowners some protection here. Insurers can't refuse to write or renew a policy just because the roof is less than 15 years old. For roofs 15 years or older, the insurer can require an inspection, but if it shows at least 5 years of useful life left, the insurer can't refuse the policy based on age alone.
In practice, many roofs over 15 years old still cause trouble, especially with visible wear or past storm damage.
The Problems That Scare Off Insurers
- Old or damaged roofs: the most common deal-breaker.
- Certain electrical panels: brands such as Federal Pacific and Zinsco are widely flagged by insurers, as are fuse boxes and aluminum branch wiring.
- Old plumbing: polybutylene or galvanized pipes, and older water heaters.
- Unpermitted work or open permits: these can also hold up closing and title.
- Past water damage, mold or sinkhole activity.
If your house has one or more of these, the pool of financed buyers shrinks fast. Cash buyers don't need insurance to close, which is why they're often the only buyers left for these homes.
Hurricane and Flood Damage
After storms like Hurricane Ian in Fort Myers or Hurricane Sally in Pensacola, many owners faced a hard choice: rebuild or sell.
One rule surprises people. In a flood zone, if the cost to repair a damaged home is more than 50% of the building's market value, local rules based on FEMA's "substantial damage" standard usually require bringing the whole house up to current flood codes. That can mean elevating it. That's often far more than owners budgeted for.
If you're in that situation, get your local building department's determination in writing before you decide. It affects what the house is worth to any buyer.
Your 4 Options to Sell
1. Fix the problem, then list it
Replacing the roof or panel can reopen the door to financed buyers. It makes sense if you have the cash, the repair is the only issue, and the price increase covers the cost. Get a written quote and ask a local agent what the house would sell for with and without the fix.
2. List it as-is for cash buyers only
Your agent can market the home "as-is, cash or rehab financing only". You'll get fewer showings and lower offers than a fully fixed house, and you'll still pay commission.
3. Offer a repair credit
Some buyers can get insurance if a new roof is installed right after closing. That depends on the lender and insurer, and it often falls apart late. Treat it as a maybe, not a plan.
4. Sell directly to a cash buyer
A cash buyer doesn't need a mortgage or an insurance binder, so the roof, panel or storm damage doesn't stop the sale. You won't get full retail price, but you skip repairs, commission and the risk of another deal collapsing. For how cash offers are calculated, see how much cash home buyers really pay.
"In Florida, the house often isn't the problem. The insurance is. Once a seller understands that, the decision gets a lot easier." — Daniel Ghinda, Acquisition Manager, Acorn House Acquisition
What It Costs to Sell in Florida
If you list your house, typical seller costs include:
- Documentary stamp tax on the deed: $0.70 per $100 of the sale price in most counties (Miami-Dade uses a different rate). On a $300,000 sale that's $2,100. The seller usually pays it.
- Owner's title insurance: paid by the seller in many Florida counties, and by the buyer in some. It depends on local custom and your contract.
- Agent commissions: negotiable, and often several percent of the price.
- Repairs, credits and carrying costs while the house is on the market: mortgage, taxes, insurance, HOA dues and utilities.
When you sell to Acorn House Acquisition, we pay the normal closing costs and there's no commission.
Where We Buy in Florida
We buy houses as-is across Florida, including Sarasota, Tampa, Orlando, Fort Myers, Pensacola and Tallahassee. Old roof, failed 4-point inspection, storm damage, or a buyer whose insurance fell through: we can still make an offer. See all Florida areas we serve.
Insurance killed your sale? Tell us about the house and we'll send a written cash offer within 24 hours. No repairs, no insurance needed, no commission. Get your free offer.
This article is general information, not legal or insurance advice. Insurance rules and local requirements change; check with your insurer, a Florida real estate attorney or your local building department about your specific property.