Will insurance cover a 30 year old roof?
Short answer. For an asphalt shingle roof, 30 years is past the typical service life in Georgia, so most insurers will pay little beyond actual cash value for storm damage, and many will not renew the policy until the roof is replaced. A 30 year old metal, tile or slate roof can still be fully insurable, and a roof with 30-year shingles is not the same thing as a roof that is 30 years old.
The 30-year shingle confusion
For years, laminated shingles were sold with labels like 30-year or 40-year. Those numbers described the warranty tier, not how long the roof would last on a hot Georgia attic. A roof sold as 30-year shingles may be worn out at 20. When an insurer asks your roof's age, it means years since installation, and it may check permits, prior inspection photos or the property's claim history.
What insurers do with a 30 year old asphalt roof
- Pay actual cash value: after depreciation for age, the check may be a small fraction of replacement cost.
- Apply a roof payment schedule: some schedules bottom out at a low percentage for roofs this old.
- Exclude cosmetic damage or require an inspection at renewal.
- Non-renew: Georgia requires advance written notice of a non-renewal, and you can ask the Georgia Office of Insurance and Safety Fire Commissioner for help if the reason seems wrong.
Material changes the answer
Standing seam metal, clay or concrete tile and natural slate can last well beyond 30 years with maintenance. A sound 30 year old metal roof may be insured normally, though dents from hail may fall under a cosmetic damage exclusion.
What to do
- Confirm the real install date.
- Get an inspection. If a recent storm caused real damage, a claim may still be worthwhile, even at actual cash value.
- If there is no storm damage, plan a replacement on your schedule, before an insurer forces the timing.
- Tell your agent once the new roof is on; a new roof often improves your rate and terms.
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