Why are insurance companies requiring new roofs?
Short answer. Roofs drive a large share of homeowners claim costs, especially from hail and wind, and older roofs fail more often and cost more per claim. Insurers are responding by declining older roofs, requiring replacement to renew, or switching older roofs to actual cash value or payment schedule settlements.
The reasons behind it
- Storm losses. Severe thunderstorms with hail and straight-line wind, common in Georgia, have produced heavy insured losses in recent years, and the roof is the first thing they hit.
- Older roofs fail more. Brittle shingles with tired seal strips blow off and crack in storms a newer roof would ride out.
- Rebuilding costs. Materials and labor cost more than they used to, so every claim is larger.
- Disputes. On old roofs, wear and storm damage are harder to separate, which leads to arguments insurers would rather avoid.
What it looks like in practice
- A letter after an exterior inspection asking for replacement by a deadline.
- A non-renewal notice citing roof age or condition.
- A renewal that adds an actual cash value roof endorsement or a roof payment schedule.
- Refusal to write a new policy on a roof past a certain age.
How to respond
- Ask what triggered the requirement: age alone, or a specific condition in their photos.
- Get an independent roof inspection. If the roof is sound, a written condition report with photos can sometimes satisfy the insurer.
- If there is real storm damage, a claim may be the right path. See roof age and insurance.
- Shop other carriers through an independent agent, since age cutoffs vary.
Check the notice for the deadline and ask your agent how much time you have before the policy ends.