Homeowners insurance with old roof

[Don Chambers]

I have 24 rentals in the middle Georgia area and I just bought one in Jacksonville, fl.  It's my first outside of Georgia and I have a local partner (in jax) but it's their first.

I need homeowners insurance. My partner was getting it and we are told we have to pay for an inspection.  I never pay for an inspection here and it's usually a drive by when they do it.

The inspector says we need a new roof.  It's is old but it's not that bad.  I have had a lot worse and never been forced to replace it to get insurance.  I even get insurance on dilapidated properties that I'm renovating.

I get an actual-cash-value policy and they are only offering replacement cost.  I understand the inspection would affect the value of the policy but I don't see why it stops me from getting the policy.

Is this normal?

Is anyone familiar with the rules in Jacksonville?

Can anyone recommend an agency?