Will insurance replace a roof due to age?

Why age is never the covered cause

Insurance covers risks, events that might happen. A roof wearing out is certain, so it is treated as maintenance, like replacing a water heater. Every homeowners policy excludes wear and tear, deterioration and gradual damage.

When the insurer says "replace it"

After an exterior inspection, an insurer may send a letter asking you to replace or repair the roof by a deadline, or face non-renewal. Your options:

1. Get an independent inspection. An old roof can still have real storm damage. If hail or wind damaged it during the policy period, a legitimate claim may pay for much of the replacement.
2. Ask exactly what is required. Sometimes the insurer wants specific repairs, like missing shingles or a damaged vent, not a full roof. Get it in writing.
3. Shop other insurers. Underwriting rules on roof age vary widely.
4. Plan the replacement if the roof is truly at the end of its life.

Georgia protections

Georgia requires advance written notice before a non-renewal. State law also 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, and limits how insurers change underwriting rules for policies already in force. If a notice seems improper, contact the Georgia Office of Insurance and Safety Fire Commissioner.

Paying for an age replacement

Typical North Georgia replacements run roughly $8,000 to $16,000, more for large, steep or complex roofs. Financing, timing the work for a slower season, and getting two or three written quotes all help. Once the new roof is on, send the invoice to your agent; a new roof often improves your rate.

More: roof age and insurance and filing a complaint with the Insurance Commissioner. Robust Roofing also explains non-renewals over a roof.