Old roof insurance is a growing headache for homeowners across the country. Many insurers now check roof age before they quote a policy. If your roof is 15 to 20 years old, you may get a denial or a non-renewal notice. As a result, finding old roof insurance can take more time and effort than you expect.
Insurers see aging roofs as a top source of claims. Wind, hail, and water damage often start at the roof. However, an older roof does not always leave you without options. This guide explains why roof age matters, how it changes your coverage, and what steps to take next.
Why Insurers Limit Old Roof Insurance
Roof damage drives many homeowners claims. According to the Insurance Information Institute (III), wind and hail are among the most common causes of property losses each year. Typically, older roofs fail faster in storms. Shingles lose granules over time. Seals weaken, and metal flashing corrodes. As a result, a 20-year-old roof is far more likely to leak or tear off in high winds.
In most cases, insurers flag asphalt shingle roofs once they reach 15 to 20 years old. Many carriers will not write new policies on shingle roofs older than 20 years. Some set lower cutoffs in hurricane or hail-prone states. However, roof material matters a great deal. Metal, tile, and slate roofs can last 40 to 100 years. Insurers usually give these materials more leeway.
Some states limit how far insurers can go. For example, Florida law bars insurers from refusing coverage solely because a roof is under 15 years old. For roofs 15 years or older, Florida homeowners can request an inspection. If it shows at least five years of useful life left, the insurer cannot deny coverage based on age alone. These state rules can make old roof insurance easier to keep. Check with your state insurance department for local protections.
How Roof Age Changes Your Coverage and Costs
Even when you can get old roof insurance, the terms may change. Many insurers switch roof coverage from replacement cost value (RCV) to actual cash value (ACV). RCV pays what it costs to replace your roof today. ACV pays only the depreciated value of your roof. That gap can be large.
For example, say a new roof costs $15,000. Your 18-year-old roof may be depreciated by 70%. An ACV policy might then pay only $4,500. Next, you subtract your deductible. As a result, you could pay most of the replacement cost yourself.
| Roof Age (Asphalt Shingle) | Typical Insurer Response |
|---|---|
| 0–10 years | Standard coverage, often full replacement cost |
| 10–15 years | Standard coverage; may require photos or an inspection |
| 15–20 years | Possible ACV roof settlement, surcharge, or required inspection |
| 20+ years | Higher chance of denial for new policies or non-renewal |
Premiums can rise as well. Some insurers add a roof age surcharge. Others raise wind or hail deductibles to 1% to 5% of your dwelling coverage. On a $300,000 home, a 2% deductible equals $6,000. Typically, these changes appear at renewal. Read your declarations page every year so old roof insurance terms do not surprise you.
What to Do If You Need Old Roof Insurance
Start with a professional roof inspection. Many roofers charge about $150 to $400 for one. Ask for a written roof certification. It should state the roof’s condition and remaining useful life. In most cases, a strong report helps you qualify with more insurers. Fix small issues like missing shingles or damaged flashing first.
Next, shop with an independent agent. Independent agents can quote several carriers at once. Each carrier sets its own roof age rules. For example, one company may decline your home while another accepts the same roof. The National Association of Insurance Commissioners (NAIC) advises comparing coverage terms, not just price. This approach is often the fastest path to old roof insurance.
If private carriers decline you, look at your state’s FAIR Plan. FAIR Plans are insurers of last resort in more than 30 states and Washington, D.C. Coverage is often more limited. Premiums can also be higher. For example, Florida’s Citizens Property Insurance covers homeowners who cannot find private policies. Typically, a FAIR Plan works best as a short-term bridge.
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Finally, consider replacing the roof. A new asphalt shingle roof typically costs $8,000 to $15,000 or more. Size, pitch, and region all affect the price. Some states offer grants for stronger roofs. For example, Strengthen Alabama Homes offers grants of up to $10,000 for IBHS FORTIFIED roofs. These roofs can also earn premium discounts. As a result, a new roof can end the old roof insurance problem entirely.
Frequently Asked Questions
How old is too old for a roof to be insured?
In most cases, insurers become cautious at 15 to 20 years for asphalt shingle roofs. However, cutoffs vary by company and state. Metal, tile, and slate roofs typically qualify for much longer.
Can my insurance company drop me because of an old roof?
Yes, insurers can usually non-renew a policy at the end of its term. However, most states require advance written notice. As a result, you have time to shop for old roof insurance with other carriers.
Does old roof insurance cost more?
Typically, yes. You may face a surcharge, a higher deductible, or ACV-only roof coverage. For example, a clean inspection report or minor repairs can help you get better old roof insurance terms.
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Official Sources & Resources
For verified information on home insurance regulations and consumer protection:
- NAIC (National Association of Insurance Commissioners): naic.org
- Insurance Information Institute: iii.org
- FEMA (Federal Emergency Management Agency): fema.gov
- FloodSmart (National Flood Insurance Program): floodsmart.gov
- USA.gov — Housing: usa.gov/housing
Content last reviewed October 2026. If you notice any outdated information, please contact us.