Will insurance cover a 20-year-old roof?
Where a 20 year old roof stands
Many architectural asphalt shingles in Georgia's heat last roughly 18 to 25 years, and older 3 tab roofs often less. So at 20 years, an adjuster expects to see wear and may be quick to call marks aging. Storm damage is still covered; the fight is about telling the two apart. See wear and tear vs hail damage.
How the payout changes with age
- Replacement cost: the first check is reduced by depreciation, which is large at 20 years, but you recover it after the roof is replaced.
- Actual cash value: depreciation is never paid. On a 20 year old roof that can be most of the replacement cost.
- Payment schedule: the policy's table may pay a small percentage at this age.
Check your declarations page and endorsements, and see roof age and insurance.
Why an old roof often means full replacement
Twenty year old shingles are usually brittle. If a storm damages part of the roof, a spot repair may break neighboring shingles, and the original product is probably discontinued. Those facts, documented on the roof, often support replacing the whole roof rather than a patch.
Before you file
Get an inspection that documents storm evidence: hail hits with fractured mats, creased tabs from a dated wind event, dents on gutters and vents. A 20 year old roof with no storm damage is a maintenance replacement, and filing a claim on it can lead to a denial on your record.