Can I get homeowners insurance with a bad roof?
Short answer. Sometimes, but expect fewer choices and thinner coverage. Many insurers decline or inspect homes with damaged, leaking, or very old roofs, and those that accept may pay the roof at actual cash value, raise the deductible, or exclude existing damage. If no standard insurer will write the home, Georgia's FAIR Plan, the Georgia Underwriting Association, is a last resort.
What insurers look at
- Roof age and material.
- Missing, curling, or patched shingles visible in aerial images or an inspection.
- Active leaks, ceiling stains, or sagging decking.
- Prior roof claims that were paid but never repaired.
Your options
- Repair first. Fixing obvious problems and documenting the repair can move a home from declined to acceptable.
- Accept roof limitations. Some insurers will write the home with an actual cash value roof endorsement or a roof exclusion. Read it carefully: after a storm you could pay most of the roof yourself. See roof payment schedules.
- Use an independent agent. They can shop several insurers, including excess and surplus lines companies.
- Georgia Underwriting Association. Georgia's FAIR Plan exists for property that cannot get coverage in the regular market, usually with more basic coverage and inspection requirements.
- Replace the roof. Usually the cleanest fix, and it often lowers the premium.
Buying a house with a bad roof
Lenders require insurance before closing, so a bad roof can stall a sale. Buyers often negotiate a credit or ask for replacement before closing. If a storm damaged the roof while the seller owned the house, that claim belongs under the seller's policy, not yours. See roof age and insurance.