What should you do when homeowners insurance is requiring roof replacement?
Short answer. When your insurer requires roof replacement, read the notice for the deadline and the reason, ask for the inspection photos, and get your own roof inspection right away. If the roof has storm damage, a claim may pay for the replacement; if it is only worn, you can replace it, dispute the findings with evidence, or shop for another insurer before the deadline.
Step 1: Read the letter carefully
- Is it a renewal condition, a non-renewal notice, or a request for repairs?
- What is the deadline, and what proof does the insurer want?
- What exactly was found: age, missing shingles, staining, sagging?
Step 2: Get the evidence
Ask the insurer for the underwriting inspection report and photos, which are often aerial images. Then have a roofer inspect in person. Aerial images can mistake algae streaks for damage or miss a recent repair.
Step 3: Check for a claim
If the roof has hail or wind damage from a storm within your policy's reporting window, file a claim. The insurer that wants a new roof may end up paying for it. See how to file.
Step 4: Choose your path
- Repair and document, if the issues are specific and fixable. Send photos and the invoice.
- Replace, and send the invoice, permit and warranty documents.
- Shop carriers, since roof rules vary.
- Ask for more time, especially if contractors are booked up after a storm.
Step 5: Do not let coverage lapse
If you have a mortgage, a lapse leads to force placed insurance at a much higher cost. Line up the replacement or a new policy before the deadline. See roof age and insurance and wear and tear vs hail.