Do insurance companies cover old roofs?
Short answer. Usually yes, but on tighter terms. Most insurers still cover storm damage to an older roof, yet many limit new policies on roofs past a certain age, pay older roofs at depreciated value, require an inspection, or decline to renew once the roof is near the end of its life.
How insurers handle older roofs
- New policies: some carriers will not write a new policy on a shingle roof past a set age, often somewhere between 15 and 20 years, without an inspection or replacement.
- Renewals: an insurer may request photos or send an inspector, then non-renew if the roof shows wear, missing shingles or patching.
- Settlement terms: older roofs are often moved to actual cash value or a roof payment schedule, which pays a shrinking percentage as the roof ages.
How they know the age
Your application answers, permit records, prior claims, home sale disclosures and, increasingly, aerial imagery that shows staining, missing shingles and repairs.
If you get a non-renewal or inspection letter
- Read the reason and the deadline. Policies and Georgia law require advance written notice before a non-renewal.
- Get a roof inspection. Sometimes a repair and photos satisfy the insurer.
- If the roof has storm damage, a claim may pay for the replacement that solves the problem.
- Shop other carriers through an independent agent.
- If no private insurer will write the home, ask your agent about the state's insurer of last resort.
For the age thresholds in detail, see roof age and insurance. Robust Roofing's guide to non-renewal over your roof walks through what works.