What kinds of insurance companies cover older roofs?
Short answer. Coverage for older roofs usually comes from insurers with more flexible underwriting, which an independent agent can find, from surplus lines insurers that take risks standard companies avoid, or as a last resort from the Georgia FAIR Plan. Expect inspections, actual cash value or scheduled roof coverage, or higher deductibles in exchange.
The kinds of insurers to look at
- Standard insurers with flexible roof rules: some regional and mutual companies judge a roof by its condition rather than a strict age cutoff. They often require a photo inspection.
- Insurers that limit the roof, not the house: they cover the home fully but pay the roof at actual cash value or on a payment schedule.
- Surplus lines insurers: they write risks admitted insurers decline. Rates and forms are less regulated, and policies are not backed by Georgia's insurance guaranty fund if the insurer fails.
- The Georgia FAIR Plan: a last resort for homes standard insurers will not write. Coverage is more basic, so compare carefully.
How to find them
An independent agent can quote many companies at once, while a captive agent represents a single insurer. Tell the agent the roof's actual age and material, and offer an inspection report with photos. Do not shave years off the roof's age; a misstatement on the application can create serious problems when you file a claim.
Questions to ask every quote
- Is the roof covered at replacement cost, actual cash value, or a schedule?
- What is the wind and hail deductible, in dollars?
- Is there a cosmetic damage exclusion?
- Will the policy renew next year if the roof is a year older?
Often the best long-term answer is a planned replacement, which reopens the standard market. See roof age and insurance and roof payment schedules.