For commercial property owners, an FM-rated roof can do more than improve roof performance. It may also influence how an insurance carrier evaluates the building’s property-loss risk. In some cases, an FM Approved roofing assembly can support more favorable insurance terms, but it is important to understand that FM approval does not automatically guarantee a lower insurance premium.
What Is an FM-Rated Roof?
An FM-rated roof generally refers to a roofing system or assembly that has been tested and certified through FM Approvals, a third-party certification program focused on property-loss prevention. FM Approvals evaluates roofing assemblies and other building products for characteristics such as wind resistance, fire performance and overall system performance. Certified products and assemblies are listed through FM resources such as RoofNav and the Approval Guide.
For commercial buildings in Florida and other areas exposed to hurricanes and severe wind, the roof’s ability to resist wind uplift can be especially important.
Can an FM-Rated Roof Lower Insurance Premiums?
Potentially, but there is no universal insurance discount simply because a roof is FM-rated.
Commercial property insurers consider many factors when determining premiums, including the building’s location, construction, occupancy, replacement value, claims history, protection systems and exposure to hazards such as wind, hail, fire and water damage.
An FM Approved roof can strengthen the property’s overall risk profile because it demonstrates that the specified roofing assembly has undergone independent performance testing. FM itself describes its certification program as a loss-prevention standard intended to help reduce property losses.
An insurer may therefore consider an FM-rated roof when evaluating the building, particularly when the roof provides a documented level of wind uplift or fire resistance appropriate for the property’s location and risk.
Why Roof Performance Matters to Insurers
Roof failure can produce losses far beyond the cost of the roof itself. During a severe windstorm, a failed roof can allow substantial water intrusion, damage inventory and equipment, interrupt operations and create expensive business-interruption claims.
FM’s loss-prevention guidance emphasizes the importance of properly designed and secured roof systems, particularly in areas exposed to severe wind. FM Data Sheet 1-52, for example, addresses field verification of roof wind-uplift resistance.
A properly specified FM Approved assembly can give an insurer stronger evidence that the roof was designed and installed to meet documented performance requirements.
FM Rating Does Not Mean Every Roof Is the Same
One of the most important points for building owners is that FM Approved components do not automatically create an FM Approved roof assembly.
FM guidance states that components must be approved for use together as part of the applicable assembly. Substituting components can affect wind resistance and fire performance. The required rating should also match the building’s specific design conditions and wind zones.
That means simply telling an insurance company that a building has an “FM-rated roof” may not be enough. Owners should maintain documentation identifying the approved assembly, applicable FM rating, installation requirements and supporting project records.
What Should Florida Building Owners Do?
If you are replacing or restoring a commercial roof in Florida, ask your roofing contractor or consultant whether an FM Approved assembly is appropriate for the property. The roof should be selected based on the building’s location, wind exposure, construction and insurer requirements rather than using an FM rating as a generic upgrade.
Keep documentation such as the roofing assembly specification, manufacturer information, FM Approval details, installation records and inspection reports. These documents can help your insurance broker or carrier accurately evaluate the roof.
The Bottom Line
An FM-rated roof can potentially contribute to better insurance underwriting, risk evaluation and loss-prevention outcomes, but it does not automatically reduce premiums. The actual effect depends on the insurer, policy, property characteristics and the specific FM Approved assembly installed.
For commercial property owners, the bigger benefit may be risk reduction itself: a properly designed and installed FM Approved roof can provide documented resistance to important property hazards and may help demonstrate that the building has taken meaningful steps to prevent costly losses.
If you’re considering a commercial roof replacement or restoration in Florida, Shieldline Roofing can help evaluate your existing roof and discuss whether an FM Approved roofing assembly is appropriate for your building and project requirements.
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Related Questions
- What is FM Global and why do some Florida properties require FM-approved roofs?
- What is an FM 1-90 or 1-180 wind rating?
- How do FM requirements differ from Florida Building Code requirements?
- What is RoofNav and how is it used during specification?
- What is FM 4470 and what does it cover?
- Who is qualified to certify that an installed roof meets FM requirements?
