Does homeowners insurance cover roof replacement due to age?

Age damage versus storm damage

• Age: granule loss spread evenly across the roof, curled or clawed shingle edges, thermal cracking, blistering, and brittle tabs.
• Hail: random round marks where granules were knocked off, soft bruises in the mat, and matching dents on vents, gutters and flashing.
• Wind: creased, torn or missing shingles, often concentrated on the side facing the storm.

Adjusters are trained to tell these apart, and a claim that blames a storm for age damage will be denied. See wear and tear versus hail damage.

Older roofs and smaller checks

When an older roof does have covered storm damage, expect the insurer to subtract depreciation. With replacement cost coverage you can usually recover it after the work is done. With actual cash value coverage or a payment schedule tied to roof age, a 20 year old roof might be paid at a fraction of the replacement price. Your declarations page and endorsements will tell you which applies. See roof age and insurance and recoverable depreciation.

Georgia's climate ages roofs faster

Long, hot summers and strong sun break down asphalt shingles faster than in cooler regions, and poor attic ventilation speeds it up. If your roof is simply worn out, plan the replacement on your terms: get quotes, look at financing, and schedule it before the insurer requires it at renewal.