Will Insurance Cover a 20 Year-Old Roof or Deny Your Claim?
A roof is your home’s first line of defense, and as it ages, so does its ability to withstand nature’s elements. But if your roof is 20 years old, you might be wondering: will insurance cover a 20 year-old roof or deny your claim? The answer isn’t always black and white. Insurers consider multiple factors—like roof type, condition, location, and your policy details—before deciding on coverage. In this guide, we’ll break down what homeowners need to know about insuring an aging roof, what options are available, and how to navigate a potential claim.
How Roof Age Impacts Homeowners Insurance
Homeowners insurance providers assess risk before issuing or renewing policies. One of the biggest risks? The condition and age of your roof.
The Insurance Perspective on Older Roofs
Most insurance companies view older roofs, particularly those 20 years or older, as high-risk. Here’s why:
- They are more susceptible to damage from wind, hail, and storms.
- Leaks and structural issues become more frequent.
- Repair costs are higher due to outdated materials.
In many cases, insurers might:
- Offer reduced coverage or exclude roof protection altogether.
- Settle claims on an Actual Cash Value (ACV) basis, instead of Replacement Cost Value (RCV).
- Refuse to insure or renew the policy unless the roof is replaced.
Will Insurance Cover a 15, 20, 25, or 30-Year-Old Roof?
The answer depends on several factors: roof condition, policy type, and the insurer’s internal rules.
General Guidelines by Roof Age
- 15-Year-Old Roof: Usually eligible for full coverage if it’s in good condition.
- 20-Year-Old Roof: May be covered, but typically at ACV unless it has been well maintained.
- 25-Year-Old Roof: Higher likelihood of limited or denied coverage unless recently renovated.
- 30-Year-Old Roof: Most insurers consider this beyond the roof’s lifespan; replacement likely required.
Important Considerations:
- Material type matters (e.g., tile and metal roofs last longer).
- Climate zones (e.g., Florida vs. Colorado) affect roof wear and insurance decisions.
- Home inspection results carry weight in underwriting.
Actual Cash Value vs. Replacement Cost: What’s the Difference?
Understanding payout terms is essential when dealing with old roof insurance claims.
Actual Cash Value (ACV)
- Accounts for depreciation
- Lower payout
- Example: A 20-year-old roof valued originally at $12,000 might only get $2,000–$4,000 after depreciation.
Replacement Cost Value (RCV)
- Covers the full cost to replace with similar materials, minus deductible.
- Typically available for newer roofs or with added policy endorsements.
Can You Get Homeowners Insurance with an Old Roof?
Yes—but it may come with caveats.
How to Get Homeowners Insurance with an Old Roof
- Conduct a roof inspection: Have a certified roofer inspect and document the roof’s current condition.
- Provide maintenance records: Show proof of repairs or upgrades.
- Shop around: Different insurers have different thresholds.
- Consider speciality insurers: Some companies offer coverage tailored to older homes.
If your roof is in good condition despite its age, some insurers may offer RCV coverage, especially if recent repairs or upgrades are documented.
Will Insurance Replace an Old Roof After Damage?
It depends on the cause of damage and your coverage type.
Covered vs. Non-Covered Events
Insurance will generally replace a roof if the damage is caused by:
- Windstorms
- Hail
- Falling objects
- Fire
Insurance may not cover:
- General wear and tear
- Neglect
- Pre-existing damage
So, if your 20-year-old roof is damaged in a storm, your claim may still be approved—just on a depreciated value basis.
How Old Can a Roof Be for Insurance?
There’s no universal rule, but here’s a rough breakdown:
- Asphalt shingles: 15–20 years
- Wood shakes: 20–25 years
- Tile: 40+ years
- Metal: 40–70 years
Insurers often flag roofs over 20 years as risks, especially if they’re asphalt shingles in harsh climates.
Tips to Improve Your Chances of Coverage
- Maintain your roof regularly—clean gutters, replace missing shingles.
- Take photos annually to document condition.
- Use Class 4 impact-resistant materials when replacing your roof.
- Add endorsements to your policy for older roof coverage.
Call to Action
If your insurance company denied your roof claim or you’re unsure about coverage, don’t navigate the process alone.
👉 411 Claims Help can guide you through claim reviews, inspections, and appeals.
🔨 Looking to get your roof inspected or replaced? Hire a Roof Contractor today through our trusted network across Florida.
References and External Links
FAQs
Q1: Will insurance cover a 20 year-old roof?
Possibly, but it depends on the condition of the roof and your policy. Most insurance companies offer limited coverage for roofs 20 years or older—often based on Actual Cash Value rather than full replacement. If the roof is well maintained and passes inspection, some insurers may still provide partial or full coverage.
Q2: Can I get homeowners insurance with an old roof?
Yes, but it may be more difficult and come with limitations. You might be required to show maintenance records or agree to a policy that covers less. Some insurers will only offer Actual Cash Value, and others may ask for the roof to be replaced before issuing a policy.
Q3: What is the actual cash value of a 20-year-old roof?
The Actual Cash Value (ACV) is the depreciated value of the roof based on its age and condition. For a 20-year-old roof, ACV could be just 10–30% of the original cost, depending on material and wear. This means if a roof originally cost $12,000, the payout might only be $2,000–$4,000.
Q4: Will insurance replace an old roof after a storm?
Yes—if the damage is caused by a covered event like hail, wind, or falling trees, and not due to wear and tear. However, the payout may still be based on ACV unless your policy includes full Replacement Cost Value (RCV).
Q5: How old can a roof be and still get insurance?
Most insurers start limiting or denying coverage once a roof reaches 20–25 years of age, especially for asphalt shingles. Tile and metal roofs may still be covered if they’re in good shape. Every insurer has different underwriting rules.
Q6: Will insurance cover a 30-year-old roof?
It’s unlikely. A 30-year-old roof is generally considered at the end of its lifespan, and most insurance companies will not provide coverage unless the roof has been recently replaced or significantly renovated.
