Will insurance cover an older roof?
Buying a home with an older roof
Insurers ask the roof's age on the application, and some will not write a new policy past a certain age for asphalt shingles, or will write it only with actual cash value roof coverage. If the home inspection flags the roof, expect the insurer to ask for photos or a roofer's statement of condition. Negotiate the roof into the purchase price, or line up a replacement plan before closing, so you are not scrambling for coverage.
Switching insurers
The same rules apply when you shop. A new insurer may quote a much higher premium, a higher deductible or actual cash value roof terms, while your current insurer may still be treating the roof more gently. Compare the roof terms, not just the price.
At renewal
Many insurers send someone to photograph the exterior, sometimes by drone. A worn roof, missing shingles or limbs on the roof can lead to a request for repairs or a non-renewal. Georgia law requires advance written notice of a non-renewal and generally bars an insurer from refusing to renew solely because of two or fewer claims in the past 36 months that were not caused by your negligence. If a notice seems wrong, you can ask the Georgia Office of Insurance and Safety Fire Commissioner to look at it.
Keep the paper trail
- The install date, invoice and permit for the current roof.
- Repair invoices, with photos.
- A dated inspection report that shows condition.
Adjusters and underwriters estimate age when no record exists, and their estimates rarely run low.
More: roof age and insurance and filing a complaint with the Georgia Insurance Commissioner.