Will insurance companies insure and pay for a 20-year-old roof?
Short answer. Many insurers will still insure a 20-year-old roof, but often with conditions: an inspection, actual cash value or payment schedule terms on the roof, or a higher premium. Some carriers decline new policies on roofs that old. If a storm damages it while you are covered, the damage is covered, but the payout reflects the roof's age.
Buying a new policy
Roof age is one of the first underwriting questions. With a 20 year old asphalt roof, expect some carriers to decline, others to require photos or an inspection, and others to offer coverage with the roof settled at actual cash value or on a payment schedule. Compare those terms, not just the premium.
Keeping your current policy
- Answer any roof inspection letter promptly with photos or a contractor's condition report.
- Fix visible problems, such as missing shingles or damaged flashing, before they become a nonrenewal reason.
- Read renewals for reduced coverage. Georgia requires a separate NOTICE OF REDUCTION IN COVERAGE when coverage is cut.
- Georgia's Insurance Commissioner has said insurers may not nonrenew because of an eligibility or underwriting rule change unless the Commissioner approves it. If you receive a nonrenewal, ask for the reason in writing and, if it seems improper, contact the Georgia Office of Insurance and Safety Fire Commissioner.
When a claim happens
A covered storm loss is still covered. With replacement cost coverage, you recover depreciation after replacement. With actual cash value, depreciation is permanent. See roof age and insurance.
Replace first?
If insurers are pushing back and the roof shows its age, replacing it may lower premiums and restore replacement cost terms. Robust Roofing's guide to insurance non-renewal over your roof walks through those options.