Can You Get Homeowners Insurance With an Old Roof? Age Limits, Inspections and Options
Can you get homeowners insurance with an old roof? Often yes, but expect an inspection or ACV roof coverage. Learn typical age limits, state rules and options.
Can you get homeowners insurance with an old roof? Usually, yes, but it may come with conditions. Insurers commonly ask for an inspection once a roof reaches a certain age, and some will cover an older roof only at actual cash value (after depreciation). Some insurers won't write a new policy at all until the roof is repaired or replaced. A refusal from one company doesn't mean every company will say no.
This guide explains how insurers judge roof age and condition, how an older roof can change your coverage, which state rules protect homeowners and what to do if you're turned down. Underwriting rules differ by insurer, and consumer protections differ by state, so use this as a framework and check the details with your state insurance department.
Can you get homeowners insurance with an old roof? The short answer
The Insurance Information Institute (Triple-I) (opens in new tab) sums up the market this way. If your roof is over 20 years old when you apply, most insurers will require it to pass an inspection. Other insurers may decline to write new policies for homes with older roofs. Those that accept the application may cover the roof only at actual cash value (ACV), not replacement cost.
So "old roof" rarely means "uninsurable." More often, it means one of three things:
- An inspection before the insurer decides
- Reduced roof coverage, such as ACV settlement
- A requirement to repair or replace the roof as a condition of coverage
How old can a roof be for insurance?
There's no national cutoff. Each insurer sets its own guidelines, and material matters as much as age. The Connecticut Insurance Department (opens in new tab) describes common patterns:
| Roof material | Typical treatment (varies by insurer) |
|---|---|
| Asphalt, wood, rubber and similar non-permanent materials | Eligibility limits "commonly in the 15 to 20-year range" |
| Architectural shingles | "May be eligible for longer periods, often 25 years or more" |
| Tile and slate | "Generally considered lifetime materials" |
These are typical ranges, not rules. One insurer may accept a 22-year-old architectural shingle roof that another declines.
What insurers look at besides age
Connecticut's regulator lists the roof condition issues insurers commonly review:
- Missing, lifted, curled, cracked or deteriorated shingles
- Multiple layers of roofing material
- Unrepaired damage or excessive debris, including moss buildup
- Overhanging tree limbs that may increase the risk of damage
Roof inspections and aerial imagery
Insurers have the right to inspect the properties they insure. Connecticut says inspections can be in person or done with aerial imagery, such as satellite or drone photos. Imagery is typically a screening tool, and a physical inspection may follow if concerns come up.
Aerial imagery has caused disputes. The Pennsylvania Insurance Department (opens in new tab) reported complaints about policies canceled or not renewed based on images that "merely showed discoloration, streaking, or other cosmetic issues." It said those issues shouldn't be the sole basis for canceling or non-renewing. Connecticut issued a similar notice in 2024. It said insurers need evidence of "material degradation or damage to a roof that increases the risk of a claim."
How roof age affects your coverage
Getting a policy is only half the question. The other half is what the policy pays if the roof is damaged.
Actual cash value vs. replacement cost on the roof
With replacement cost, the insurer pays to repair or replace without deducting depreciation. With ACV, the payment is reduced for depreciation, and an old roof has a lot of it. The NAIC (opens in new tab) gives this illustrative example of two families with the same $15,000 of roof damage and a $1,000 deductible:
| Damage | Depreciation | Deductible | Payment | |
|---|---|---|---|---|
| Replacement cost policy | $15,000 | n/a | $1,000 | $14,000 |
| ACV policy | $15,000 | $10,000 | $1,000 | $4,000 |
For a deeper explanation, see our guide to replacement cost vs. actual cash value.
Separate roof and wind deductibles
The NAIC also notes that some policies have special deductibles for certain parts of your home, like the roof, or separate deductibles for wind and hail. In coastal areas, wind and hail may be excluded entirely. Check your declarations page for any roof-specific terms.
Remember that homeowners insurance covers roof damage from a covered peril, such as wind, hail or a falling tree. It doesn't pay to replace a roof that has simply worn out. Our guide to what homeowners insurance covers explains common exclusions.
State rules that protect homeowners with older roofs
Some states limit what insurers can do. Here are three examples. Your state may have different rules or none on this point.
- Florida. Under Florida Statutes § 627.7011 (opens in new tab), an insurer may not refuse to issue or renew a homeowners policy solely because of roof age if the roof is less than 15 years old. For roofs 15 years or older, the insurer must let you get an inspection by an authorized inspector, at your expense, before it requires replacement. If that inspection shows 5 or more years of useful life remaining, the insurer can't refuse solely because of age. Roof age is counted from the last date 100% of the roof surface was built or replaced. The rule applies to policies issued or renewed on or after July 1, 2022, and doesn't apply to mobile home policies.
- Connecticut. If an insurer decides not to renew, state law requires at least 60 days' advance written notice with a clear explanation of the reason. Once a policy has been in effect for 60 days, canceling mid-term is generally limited to reasons such as nonpayment, material misrepresentation or a physical change that materially increases a hazard.
- Pennsylvania. The insurance department says insurers must give specific legal and factual reasons for ending policies in force for 60 days or more. It also says they must give prior notice and a chance to fix hazardous conditions.
What to do if your roof is the problem
1. Get the specifics in writing
Ask the insurer exactly what it found, where the information came from (an inspection or imagery) and what would resolve it. Connecticut recommends asking for details and whether temporary extensions are available while repairs are underway.
2. Get your own roof inspection
A licensed roofer or home inspector can document the roof's condition and estimate its remaining life. If the insurer's imagery is outdated, Connecticut notes that many insurers will review updated information. Keep receipts, contracts and photos of any repairs.
3. Repair or replace, if needed
Sometimes a targeted repair resolves the concern. If you replace the roof, ask about discounts. The NAIC's consumer guide (opens in new tab) says some insurers offer one for a new roof.
4. Shop other insurers
Connecticut puts it plainly: "a decision by one company does not mean another insurer will not offer coverage." Underwriting standards differ.
5. Ask about your state's FAIR Plan as a last resort
If the private market says no, many states have a FAIR Plan. These are state-run insurers of last resort. The Triple-I (opens in new tab) says applicants usually must show coverage denials from at least two private insurers. Policies can cost more and often cover only the dwelling.
6. Don't let a mortgaged home go uninsured
If your coverage lapses, your mortgage servicer may buy force-placed insurance and charge you for it. The CFPB (opens in new tab) says this coverage often protects only the lender and is usually more expensive than a policy you buy yourself.
Buying a home with an older roof
If you're house hunting, find out about the roof before you're under deadline. HUD's home inspection guide (opens in new tab) says a qualified inspector will estimate the remaining useful life of the home's major systems and structure. It also notes that an appraisal is not a home inspection. Ask the seller for the roof's installation date and any permits or warranties. Then request insurance quotes early so a roof problem doesn't surface days before closing.
How to compare home insurance quotes with an older roof
Have this ready:
- Roof age (the year of the last full replacement), material and number of layers
- Inspection reports, repair invoices and photos
- Any notice from your current insurer about the roof
Ask each insurer:
- "Will you require an inspection, and who pays for it?"
- "Is the roof covered at replacement cost or actual cash value?"
- "Is there a separate roof, wind or hail deductible?"
- "Would replacing or repairing the roof change my price or coverage?"
Compare like for like. The NAIC advises asking for the same coverages and limits from every insurer and getting quotes in writing. A lower premium with ACV roof coverage isn't the same product as a higher premium with replacement cost.
The bottom line
An old roof usually makes homeowners insurance harder to get, not impossible. Expect questions about age, material and condition. Read how your roof would be paid after a loss, document its condition and shop more than one insurer. If you've also had past claims, our guide on how to get homeowners insurance after a claim covers how claims history affects your options.
Frequently asked questions
How old can a roof be for homeowners insurance?
There's no single national cutoff. The Connecticut Insurance Department (opens in new tab) says asphalt, wood and similar roofs often have eligibility limits in the 15 to 20-year range that vary by insurer. Architectural shingles may be eligible for 25 years or more, and tile and slate are generally considered lifetime materials.
Can you get homeowners insurance with a 20 year old roof?
Often, but expect extra steps. The Insurance Information Institute (opens in new tab) says most insurers require a roof over 20 years old to pass an inspection. Some decline older roofs, and others cover them only at actual cash value.
Can my insurance company drop me because of my roof?
It can decide not to renew based on its underwriting rules, but state law controls the notice and reasons. Connecticut, for example, requires at least 60 days' written notice with a clear reason. Pennsylvania's regulator says insurers must give specific reasons and a chance to fix hazards. Florida limits non-renewals based solely on the age of roofs under 15 years old.
Will homeowners insurance pay to replace an old roof?
Only for damage from a covered peril, such as wind, hail or a falling tree, not for normal wear and tear. If your roof is covered at actual cash value, the payment is reduced for depreciation, so an older roof may get much less than the cost of a new one.
Does a new roof lower homeowners insurance?
It can. The NAIC (opens in new tab) says some insurers offer a discount if you get a new roof, and that premiums are often higher for older homes and homes in poor condition. Ask each insurer how a replacement would change your price and coverage.
Sources
- How Your Roof Influences Your Home and Business Insurance (opens in new tab) (Insurance Information Institute (Triple-I))
- Consumer Advisory: Understanding How Insurance Companies Evaluate Roof Risk (February 6, 2026) (opens in new tab) (Connecticut Insurance Department)
- Florida Statutes § 627.7011 (2026) (opens in new tab) (The Florida Senate)
- Shapiro Administration Urges Insurers to Properly Use Aerial Imagery and Verify Damages on Consumer Homes (opens in new tab) (Pennsylvania Insurance Department, May 24, 2024)
- Rebuilding After a Storm: Know the Difference Between Replacement Cost and Actual Cash Value When It Comes to Your Roof (opens in new tab) (National Association of Insurance Commissioners, July 22, 2021)
- A Consumer's Guide to Home Insurance (opens in new tab) (National Association of Insurance Commissioners, 2022)
- What are FAIR Plans and how might they provide insurance coverage? (opens in new tab) (Insurance Information Institute (Triple-I))
- For Your Protection: Get a Home Inspection (HUD-92564-CN) (opens in new tab) (U.S. Department of Housing and Urban Development)
- What can I do if my mortgage lender or servicer is charging me for force-placed homeowner's insurance? (opens in new tab) (Consumer Financial Protection Bureau)
Sources were accessed on October 6, 2026. Linked pages may have changed since then.