What many homeowners don’t realize is that the age and condition of your roof may now play a larger role in your insurance costs and eligibility than almost any other part of your home. You may see rising insurance rates or be unable to insure your home due to the roof’s age.
For years, roofs were often viewed as one piece of the overall property evaluation. Today, they are frequently a primary factor in determining insurability, pricing and coverage terms.
Why Roofs Are Under More Scrutiny
The reason is simple: roof-related losses have surged. According to Verisk, roof-related line items accounted for more than a quarter of all residential claims in 2024, with wind and hail representing the largest drivers of losses.
Severe weather continues to place significant stress on roofs across the country. High winds, hail, heavy rain, snow and rapid temperature changes can all accelerate deterioration and increase the likelihood of claims. At the same time, repair and reconstruction costs have climbed dramatically, with residential and commercial costs rising by more than 60% since 2014, according to Verisk.
As a result, insurers are taking a much closer look at roof age, materials and condition than they did even a few years ago.
Roof Age Matters More Than Ever
One of the biggest surprises for homeowners is how much weight insurers now place on roof age.
In many cases, roofs approaching 15 to 20 years old receive increased underwriting scrutiny. Once roofs exceed 20 years, some carriers may require inspections, apply coverage limitations, increase deductibles or decline coverage altogether, depending on the roof’s condition and material.
This is becoming a growing issue for homebuyers as well. A buyer may find a home they love only to learn during the insurance process that the aging roof makes coverage difficult or significantly more expensive.
Even with no prior claims, you may see premium increases simply because your roof is older and viewed as more vulnerable to future loss.
Materials and Geography Also Play a Role
Not all roofs perform the same way, especially depending on where you live. For example, asphalt shingles, which are used on approximately 80% of U.S. homes, may last around 15 years in hail-prone regions compared to more than 20 years in less severe climates.
Some materials, such as wood shake roofs, may face stricter underwriting guidelines or limitations in wildfire- or storm-exposed regions. In Maryland, D.C. and Virginia, clay tile/slate roofs over 50 years are typically not eligible.
Verisk also found that roofs in moderate to poor condition experience 60% higher loss costs than roofs in good or excellent condition. Nearly 38% of homes in the U.S. fall into that moderate-to-poor category.
Roof design can even influence underwriting. For example, hip-style roofs are often considered more wind resistant and may perform better in hurricane-prone areas.
How Underwriters Are Responding
As losses continue to rise, insurers are tightening underwriting guidelines and using more technology to evaluate homes.
Today, many insurers are increasingly using aerial imagery and data analytics to assess roof condition, material type and potential vulnerabilities before issuing or renewing a policy.
Coverage terms are changing as well. Some insurers are reducing how roof claims for older roofs are settled by applying partial replacement-cost settlements rather than full replacement value. That means you may have significantly higher out-of-pocket costs following a loss.
What Homeowners Can Do
The good news is that there are proactive steps homeowners can take. If your roof is older, have it professionally inspected and maintain records of repairs and maintenance. If a replacement is needed, speak with your insurance advisor and contractor about roofing materials that may perform better in your region from both durability and underwriting perspectives.
If you are buying a home, ask about the roof’s age and condition early in the process so that it doesn’t become an issue when seeking insurance coverage.
About HWP Insurance
HWP Insurance is a leading insurance agency that offers customized solutions for successful individuals and families. With a strong presence in Washington, D.C., Annapolis and Southern Maryland, we offer guidance to protect what matters most. Learn more at hwphillips.com.
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