Last updated 2025-08-29
Why insurers care
Roofs drive a large share of property claims. The older the roof, the higher the expected loss frequency/severity, especially in hail, wind, and hurricane zones.
Material & age effects
- Asphalt shingles: Common and affordable; performance drops with age and UV exposure.
- Metal / tile: Higher upfront cost but often more resilient; some carriers price them favorably.
- Roof age bands: Many insurers bucket 0–5, 6–15, 16–25, and 25+ years for pricing.
ACV vs replacement cost
Older roofs may be settled on actual cash value (depreciated) rather than replacement cost. This reduces the insurer’s payout and your claim payment on older roofs. Ask whether your policy uses ACV for wind/hail losses after a certain age.
Maintenance & mitigation
- Keep records of installation dates, permits, and maintenance.
- Trim trees, keep gutters clear, replace missing shingles promptly.
- In high‑risk areas, consider impact‑resistant shingles; some carriers offer credits.
See how roof age inputs affect our estimate: adjust the Roof age / material control on the homepage estimator.
FAQs
Do I have to replace my roof to get coverage?
Not necessarily, but carriers may decline very old or poorly maintained roofs. Others will write the risk but limit coverage to ACV.
Will a new roof lower my premium?
Often yes, especially with impact‑resistant materials and proof of installation.