Can you get homeowners insurance with an old roof?
Short answer. Yes, but it is harder and often more expensive. Many insurers will still write a home with an older roof if it passes an inspection, often with the roof covered only at actual cash value or on a payment schedule, while others decline it, and the Georgia FAIR Plan exists as a last resort for homes that cannot get standard coverage.
Your options, from best to last resort
- Shop through an independent agent. Roof age rules differ widely between insurers, and one company's decline is another's acceptable risk.
- Prove the condition. A dated roof inspection with photos showing sound shingles, intact flashing and no leaks can satisfy some underwriters.
- Accept limited roof terms. Actual cash value or a payment schedule on the roof keeps the rest of the house fully covered while you plan a replacement.
- Raise the deductible to bring the premium down.
- Surplus lines insurers. These take risks standard insurers avoid, but they are not backed by Georgia's insurance guaranty fund if the company fails, and terms can be stricter.
- The Georgia FAIR Plan. A last resort when no standard insurer will write the home. Coverage is more basic, so compare carefully.
Buying a house with an old roof
Get insurance quotes before your inspection contingency expires. If no insurer will cover the roof as is, negotiate a replacement or credit with the seller.
Check for storm damage first
An older roof that took hail during your current policy period may qualify for a claim now. Find out before switching insurers, since the new insurer will not cover damage that already existed.
See roof age and insurance and Robust Roofing's roof financing guide if replacement is the answer.