Can you get home insurance with a 40 year roof?
Short answer. It depends on which you mean. A roof with "40 year" shingles is rated by its actual age, not the label, so at 15 or 20 years old it faces the same age rules as any other asphalt roof. A roof that is truly 40 years old is very hard to insure on a standard policy, and most carriers will require replacement or limit coverage.
The "40 year" shingle label
Shingle lines were long marketed by years, such as 25, 30, 40 or 50 year shingles, which described the warranty term, not the life you can expect in Georgia's heat. Insurers ignore the label and use the installation date. A 20 year old roof with 40 year shingles is still a 20 year old roof to an underwriter. See roof age and insurance.
A roof that is really 40 years old
- Asphalt shingles at 40 years are far past their typical life, and most carriers will not write a new policy on them.
- Metal, tile or slate can last that long or longer, and some insurers will cover them after an inspection, often with a cosmetic exclusion or actual cash value terms.
What you can do
- Get a written inspection with photos showing actual condition.
- Ask an independent agent to quote several carriers, including surplus lines options if standard carriers decline.
- If the roof has damage from a recent storm, a claim may be the path to replacement. Check the date of loss rules.
- Budget for replacement if the roof is asphalt and near or past its life. A typical North Georgia replacement runs roughly $8,000 to $16,000.
Buying a house with an old roof
Lenders need proof of insurance to close. Line up coverage before your inspection period ends, and negotiate a credit or a replacement if no carrier will write the roof as it is.