A $100,000 silicone roof coating did not resolve the insurance issue facing the Waters Edge Condo Association in Largo, Florida. The association said Citizens could drop its coverage unless the entire roof was replaced.
That dispute turns on a narrow but important distinction: a coating may be roofing work, while Citizens may require proof that roof-covering material was replaced. Before selecting a silicone roof coating to address a Citizens notice, get Citizens' current written requirements for your policy.
The Largo condominium's coating conflict
Waters Edge installed a silicone coating on its flat roof in 2020 at a reported cost of $100,000. The association's treasurer described the coating as protection that could continue to perform if maintained. The product was also described as Miami-Dade approved.
Those points did not settle the Citizens issue. In the Largo account, Citizens' December 2022 position was that maintenance roof coverings, including silicone coatings, did not meet its requirements for proof of roof-covering-material replacement.
The reported position was not limited to flat roofs. It also applied to steep-slope coating products such as Roof Maxx.
Start with the exact Citizens requirement
The December 2022 position in the Largo story should not be treated as a statement of Citizens' current handling of every policy. Citizens requirements can depend on the policy and the notice received. Confirm the current requirement directly with Citizens before committing to a coating or replacement.
- Read the Citizens renewal, inspection, or coverage notice and identify what it requests.
- Describe the proposed work specifically: a silicone coating over the existing roof, rather than simply “roof work.”
- Ask Citizens for a written answer on whether that scope satisfies the requirement and what documentation it wants after the work is complete.
Keep Citizens' written response with the records it identifies. A coating completed before that answer arrives may not address a requirement for roof-covering-material replacement.
Do not treat a coating as replacement proof by default
The issue is not whether silicone coatings should be treated the same as a new roof. Citizens' stated position in the Largo matter was that maintenance coverings were not proof of replacement. If a Citizens notice specifically calls for roof-covering-material replacement, a coating may not provide the documentation the insurer is seeking.
That does not establish that every coated roof must be replaced. It means the insurance-documentation question needs an answer before a homeowner relies on a coating to solve it. If Citizens' response is unclear or a coverage dispute develops, consider consulting an insurance professional or qualified counsel.
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FAQ
What happened with the silicone coating at the Largo condominium?
The Waters Edge Condo Association in Largo installed a silicone coating in 2020 for a reported $100,000. The association said it was then at risk of losing Citizens coverage unless it replaced the entire roof.
What was Citizens' reported December 2022 position on silicone coatings?
In the Largo matter, Citizens said maintenance roof coverings, including silicone coatings, did not meet its requirements for proof of roof-covering-material replacement.
Does the reported Citizens position apply only to flat roofs?
No. Although the Largo condominium had a flat roof, the reported position also applied to steep-slope coating products such as Roof Maxx.
Does Miami-Dade approval mean Citizens will accept a silicone coating?
Not necessarily. The Largo coating was described as Miami-Dade approved, yet the association still faced a Citizens requirement for full roof replacement. Product approval and Citizens documentation requirements are separate issues.
What should I do before choosing a silicone coating for a Citizens-insured home?
Ask Citizens in writing whether the exact proposed coating scope will satisfy your policy's current requirement and what documentation it needs. Do this before relying on a coating to address a renewal, inspection, or coverage notice.
