Will Insurance Cover a 20-Year-Old Roof?

The condition of your roof is essential to your home’s protection, and as it ages, it becomes more vulnerable to storm damage. Because of this, insurance companies factor in the roof’s age and condition when issuing a policy as it directly affects the likelihood of a future roof insurance claim.  

If your home insurance policy is active and you accurately disclosed the roof’s age, your policy should protect a 20-year-old roof from covered perils, as roof risks are part of most standard homeowners policies.  

However, if you’re shopping for a new policy with an older roof, you may wonder: Will insurance cover a 20-year-old roof? The answer may depend on several factors, including the insurer, your location, the policy type, and the roof’s condition. 

If you have an older roof and need coverage, understanding your options is key to ensuring your home is properly protected. Here’s what we’ll cover: 

• How roof age affects coverage. 

• The difference between replacement cost and actual cash value and the effect on older roofs. 

• How climate affects your roof condition. 

• How to determine roof age. 

• Tips to safeguard an older roof.  

• What to do if coverage is denied.  

UNDERSTANDING HOW ROOF AGE AFFECTS COVERAGE

In a standard homeowners policy, roofs are usually covered for standard perils, such as hail, wind, or fire, as part of the dwelling protection or Coverage A. However, the age and condition of your roof affect how an insurance company calculates roof depreciation and your payout in the event of a roof insurance claim.  

Insurance companies have become more cautious with older roof shingles. As a result, as a roof reaches 15 to 20 years old, many insurers may: 

Exclude Certain Perils: An aging roof may not qualify for certain types of coverage, such as wind or hail damage, and instead only be covered for fire.  

Require an Inspection: Many insurers will conduct a roof inspection before renewing your policy or issuing a new one. If your roof is in disrepair, they may exclude coverage altogether or require repairs or replacement before providing coverage. 

Limit Coverage: Some insurers may only offer coverage for actual cash value (ACV) rather than replacement cost value (RCV). This means the reimbursement you receive is calculated on the depreciated value of your roof rather than what it would cost to replace it today. Here’s a deeper look at how RCV and ACV affect your roof coverage. 

REPLACEMENT COST VERSUS ACTUAL CASH VALUE

Replacement cost value and ACV are methods used to determine claim payout amounts for covered losses. Understanding the difference between RCV and ACV is crucial when dealing with an older roof.  

Actual Cash Value 
A policy with ACV will cover the depreciated value of your roof at the time of a claim, after your deductible, which takes todays replacement cost minus the cost of wear and tear over the years. The exact amount of wear and tear is assessed by measuring shingle depth and loss of granulation on shingles. Roofs of the same age may have different wear and tear. For a 20-year-old roof, ACV may be significantly lower than the cost to replace it, leaving you with a much larger out-of-pocket expense if you need to file a claim. 

Replacement Cost Value 
This pays for a brand-new roof of like kind and quality as your old roof, minus your deductible, if it is damaged by a covered peril. Most policies cover new roofs at RCV for a period, but that may change as the roof ages.  

HOW CLIMATE AND REGION CAN AFFECT ROOFS

A 20-year-old roof is nearing the end of its lifespan, whether it’s in Ohio or Florida. Still, regional climate differences can age your roof more quickly. Decades of exposure to intense weather can weaken a roof’s ability to protect your home from damage. Here are the most common weather culprits for a shingle roof.   

Heat: Prolonged exposure to extreme heat can cause old roof shingles, especially asphalt, to warp, crack, or blister, weakening their ability to protect your home. Over time, this heat stress can lead to premature aging, causing the roof to become brittle and less effective at shielding against other weather conditions. 

UV Exposure: Asphalt shingles are installed with a sealant strip and when properly bonded together, shingles lie flat in an overlapping pattern, which keeps wind and water out. Over time, UV exposure causes the sealant strip to deteriorate allowing wind to lift and detach unsealed shingles from the roof. When the barrier is compromised, water can penetrate and cause further damage inside your home.  

High Winds: Strong gusts can loosen, lift, or completely tear off shingles, tiles, or other roofing materials and exploit existing vulnerabilities, such as cracks in shingles or loose nails. In extreme cases, wind can dislodge flashing, gutters, or even entire sections of the roof.  

Hail: Hail can cause significant damage to a roof by denting or cracking shingles, tiles, and other roofing materials. When hailstones impact the roof, they can strip away the protective granules on shingles, weakening the roof’s durability and exposing the underlying material to the elements. Larger hailstones can puncture or shatter shingles, leading to potential leaks and water damage. 

Knowing how to protect your home from storm damage is vital.  

HOW DO I FIND OUT HOW OLD MY ROOF IS?

Determining the age of your roof can be done in a few ways: 

1. Look at Records: Your home’s purchase records, inspection reports, or permits may detail when the roof was last replaced. In some cases, building permits are required for roof replacement, so local government records may have the information. 

2. Ask the Previous Homeowner: If you recently purchased your home, the previous homeowner may know this information. 

3. Check with the Contractor: If you know who installed or repaired the roof, they may be able to provide the installation date and relevant warranty information. 

4. Assess Roofing Material Condition: Asphalt shingles last roughly 20–30 years; signs of curling or cracking could indicate your roof is past its lifespan.  

5. Hire a Professional: A roofing contractor can inspect the roof and estimate its age based on material type and condition. 

TIPS TO SAFEGUARD AN OLDER ROOF

If your roof is approaching the 20-year mark, there are a few things you can do to improve your chances of maintaining coverage and protecting your home. 

Document Work: Track previous repairs and maintenance to show that your roof has been properly maintained. 

Regular Inspections: Have your roof inspected by a professional annually to identify small issues before they turn into big problems. 

Make Repairs Promptly: Fix any missing shingles, leaks, or other damage promptly. Delaying maintenance can cause your insurer to deny coverage for a claim. 

WHAT TO DO IF YOU’RE DENIED COVERAGE

If you’re not able to purchase insurance or you’re declined a new policy due to your roof’s age or condition, don’t panic. You have a few options. 

Consider a Replacement: If your roof is nearing the end of its lifespan, upgrading to a newer roof can help you secure better coverage and provide peace of mind. When you’re ready to replace your roof, ask these questions before hiring a roofer.  

Shop Around: Different insurers have different criteria, so you may be able to find coverage with another company. Work with an insurance specialist to find the right coverage for your situation. 

Look into Specialty Policies: Some insurers offer specific policies for older homes or high-risk roofs. High-risk coverage often comes with higher premiums and reduced protection, which could make replacing your roof a more cost-effective solution in the long run. 

Make Necessary Repairs: If your roof’s condition is the issue, making the necessary repairs or replacements may allow you to qualify for coverage again.