Can you get homeowners insurance with a roof over 20 years old?

Twenty years is a common line because it sits near the end of the expected life for many asphalt shingles, especially in Georgia's heat, where a poorly ventilated attic can age a roof faster. Insurers see more claims and more leaks from roofs past that point.

What you may run into

• New business declines from insurers with a firm age cap
• An inspection or photo request before binding or at renewal
• A roof payment schedule or actual cash value roof terms
• A non-renewal notice from your current insurer, with a date to find new coverage

Material matters

The 20 year concern is mainly about asphalt shingles. Metal, slate, and tile roofs are commonly expected to last much longer, so insurers usually treat a 20 year old metal or slate roof differently. Make sure the insurer has the right material on file.

Paths that still work

1. Prove condition. A recent inspection with photos showing a sound roof helps with insurers that weigh condition, not just age.
2. Shop through an independent agent who knows which insurers accept older roofs.
3. Accept limited roof terms as a bridge, knowing a roof claim will pay less.
4. Replace the roof, which restores the widest choice of policies and usually lowers the premium.

Check for storm damage before you pay

Many older North Georgia roofs have taken hail in recent years. If a storm damaged yours within your policy's reporting window, a claim may cover much of the replacement. Look up storm dates for your area at North Georgia Hail Map, and read how the date of loss is set and roof age and insurance.