Roof age and home insurance nonrenewal

Insurers often nonrenew homes because of roof age or condition. Some states limit this: Florida bars refusals based only on age for roofs under 15 years old, and Texas says age alone is not enough. In most cases, a written roof inspection or a replacement is the fastest way back to standard coverage.

Roof work takes time to schedule. If your notice names your roof, book an inspection this week so you have a report before your policy's expiration date.

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Do this now

  1. Find out exactly how old your roof is. Permit records and receipts help.
  2. Ask your insurer in writing whether the reason is age, condition, or both.
  3. Get a written inspection from a licensed roofer, with photos.
  4. If the roof has years of life left, send the report to your insurer and ask to renew.
  5. If you need a new roof, ask insurers about impact-resistant or FORTIFIED discounts first.
  6. Send proof of the new roof to every agent quoting your home.

Why insurers care so much about roofs

The roof is the part of a home most exposed to hail, wind and wildfire embers, and roof claims are some of the most common and expensive homeowners claims. As roofs age, shingles lose granules, seals weaken and leaks become more likely. Insurers respond by tightening rules at renewal: requiring inspections, paying only depreciated value on older roofs, or not renewing at all.

Age versus condition

An age-based decision looks only at the year the roof was installed. A condition-based decision looks at what the roof looks like now: missing or curling shingles, soft spots, visible damage or leaks. The distinction matters, because several states protect you against decisions based on age alone, but not against decisions based on real condition problems.

Ask your insurer in writing which one it is. If it is condition, ask for the inspection photos or report. If it is age, check your state's rules below.

State roof rules we track

Florida

Under Florida Statutes 627.7011, an insurer cannot refuse to write or renew a policy solely because the roof is less than 15 years old. For roofs 15 years or older, the insurer can require an inspection. If the inspection shows at least 5 years of useful life left, the insurer cannot refuse solely because of roof age.

Texas

The Texas Department of Insurance said on September 29, 2026, that companies cannot decline or nonrenew a home policy simply because the roof is older. They can still base decisions on its physical condition.

Arizona

When a nonrenewal is based on a physical condition you can fix, A.R.S. 20-1652 generally requires the insurer to give you a chance to correct it. A worn roof is a common example.

Oregon

Oregon's Division of Financial Regulation says an older roof is one of the items that will often trigger a nonrenewal or a rejected application (DFR home insurance help).

Utah

Utah does not have a roof-age statute like Florida's. You can still ask for the specific reason in writing, and the insurer must respond within 10 working days under Utah Code 31A-21-303.

Rules change often. Check the state guides for the latest on your state.

How to use a roof inspection

  1. Hire a licensed roofer or inspector who will give a written report, not just a verbal opinion.
  2. Ask for specifics: roof material, estimated age, estimated remaining life, any repairs needed, and photos of each slope.
  3. Make small repairs first if the report lists them, then get the report updated.
  4. Send the report to your current insurer with a written request to reconsider, and to any agent quoting your home.

If you need a new roof

A new roof is a big expense, so make it count for insurance too.

  • Ask about discounts before you choose a product. Some insurers credit impact-resistant shingles, especially in hail areas.
  • Consider FORTIFIED. The IBHS FORTIFIED Home standard adds a sealed roof deck, stronger nailing and better edge details. Several Gulf Coast states offer discounts or grants for it.
  • In wildfire areas, ask about Class A fire-rated roofing and ember-resistant vents.
  • Keep every document: the permit, the invoice, the product specs and photos. Insurers will ask.

Watch for actual cash value roof coverage

Some insurers keep older roofs on the policy but switch roof coverage to actual cash value or a payment schedule based on age. That means a claim pays the depreciated value, not the full cost of a new roof. Read your renewal offer for roof endorsements before you accept it, and compare that against other quotes.

Talk to a roofer or a broker

If your notice names your roof, call us. We can help you line up a roof inspection and find someone who can help with coverage.

Sources

Reviewed by [REVIEWER NAME], licensed property & casualty agent

Last updated [DATE] · Rules change often; we update state pages monthly.

FAQ

Can my insurer drop me just because my roof is old?

It depends on your state. Florida bars refusals based only on age for roofs under 15 years old, and Texas says age alone is not enough. In other states, age can be a reason, so ask in writing and check your state guide.

Will a roof inspection help me keep my policy?

It often helps. A written report showing remaining life and good condition gives your insurer, or the next one, a reason to say yes.

What is a FORTIFIED roof?

A roof built to the IBHS FORTIFIED Home standard, with a sealed deck, stronger nailing and better edge details to resist wind. Some states and insurers offer discounts for it.

What does actual cash value roof coverage mean?

A claim pays the roof's depreciated value, not the full replacement cost. Check your renewal for roof endorsements.

Should I replace my roof before shopping for a new policy?

If the roof is near the end of its life, a replacement can open up more insurers. Ask agents what they need before you sign a contract.

Dropped by your insurer? Call now