By Jon Merwin, Founder and CEO, Licensed Insurance Advisor
Key takeaways
- Many carriers will still insure a house with a 20-year-old roof, but the roof may be covered differently from a newer one.
- The biggest change is usually the payout method: an older roof may be settled at actual cash value (depreciated) instead of replacement cost.
- Roof material and condition matter as much as age. A well-kept roof in good shape is easier to insure than a younger one with visible wear.
- Insurance pays for sudden damage from a covered peril, such as wind, hail or a falling tree. It does not pay to replace a roof that has simply worn out.
- Check each renewal for a roof endorsement or schedule. If your roof is aging, an independent agent can compare how different carriers treat it.
Short answer: yes, a 20-year-old roof can usually be insured, though the terms tend to change as the roof ages. The Texas Department of Insurance puts it plainly in its roof guide: as roofs age, some companies switch to actual cash value coverage, and if a roof is in poor condition, a company might not cover the roof at all. What that means for you depends on the carrier, the roof material and what an inspection shows.
Roof age is one of the most common reasons homeowners call us after a renewal notice. As a family-owned independent agency founded in 2005, we compare 40+ carriers, and their roof rules differ more than most people expect. Helping clients through renewal surprises like this is a big part of why they’ve left us 1,000+ Google reviews and over 2,000 testimonials.
How roof age changes homeowners coverage
The roof is part of the dwelling, or Coverage A, the Iowa Insurance Division explains in its roof coverage guide. Age can affect that coverage in a few ways:
- Settlement method. Many policies now carry a roof endorsement that swaps replacement cost for actual cash value on the roof, or applies a depreciation schedule based on the roof’s age and material, according to the Iowa division.
- Eligibility. Some carriers won’t write a new policy above a certain roof age for a given material. Others will, after an inspection.
- Inspection. TDI notes the company will inspect your roof when you apply and may charge more or refuse to insure based on what it sees.
- Cost. Roof age and material are listed among the factors TDI says companies use in setting home insurance costs.
- Separate deductibles. Wind and hail deductibles can differ from your all-other-perils deductible, which changes what you’d owe after a storm.
Replacement cost vs. actual cash value on an older roof
This distinction decides how much of a new roof you’d pay for yourself. The Iowa division describes actual cash value as the roof’s depreciated value based on its age and condition before the damage, with the homeowner covering the rest plus the deductible. Replacement cost pays to repair or replace the roof with materials of similar quality, including labor, permits and inspections, less the deductible.
The Missouri Department of Commerce and Insurance uses a 20-year-old roof as its example in a consumer notice on roof coverage: a replacement cost policy covers the full cost to replace it, while an actual cash value policy may pay only a small fraction, because the useful life of a roof is usually about 25 years. Missouri recommends checking your declarations page to see which kind of coverage you have.
| Replacement cost on the roof | Actual cash value on the roof | |
|---|---|---|
| How the payout is figured | Cost to replace with similar materials | Replacement cost minus depreciation |
| Effect of roof age | Little effect on the payout | Older roof, larger deduction |
| How payment often arrives | A first check, then the rest once repairs start (per TDI) | Usually one payment |
| Who pays the gap | Mainly the deductible | You pay depreciation plus the deductible |
| Where to find it | Declarations page or roof endorsement | Declarations page or roof endorsement |
What insurance covers on an older roof, and what it doesn’t
Age doesn’t make roof damage uncovered. A covered peril still triggers coverage, whatever the roof’s age; what changes is how much the claim pays. TDI is direct about the limit, though: your insurance company won’t pay for a new roof just because it’s old or worn out.
| Situation with a 20-year-old roof | Likely outcome | What decides it |
|---|---|---|
| Wind tears off shingles in a storm | Usually covered | Settlement method and wind deductible |
| Hail damages the roof | Usually covered | Roof endorsement; some limit cosmetic damage |
| A tree falls on the roof | Usually covered | Whether the tree fell from a covered peril |
| Slow leak from worn shingles | Usually not covered | Wear and tear is excluded |
| Ice dam causes interior water damage | Often covered for the interior damage | Policy wording and maintenance |
| Snow load collapses part of the roof | Often covered | Collapse coverage and the cause |
| Roof is past its life and curling | Not a claim; replacement is maintenance | Condition, not a single event |
| Carrier inspection finds wear | Possible repair request or nonrenewal | Carrier guidelines and state notice rules |
| Shopping for a new policy | Fewer carriers, or an inspection first | Material, age and condition |
If water got inside, our guide to roof leaks and homeowners insurance explains how interior damage is handled. If a carrier has already acted on your roof, see what to do when a policy is cancelled because of the roof.
How old can a roof be for insurance?
There isn’t one industry cutoff. Each carrier sets its own guidelines, and they often vary by material: a slate or metal roof is judged differently from an asphalt shingle roof of the same age. That’s why a roof that one carrier won’t write may be acceptable to another, and why shopping through an independent agency helps when a roof is getting older.
What tends to help an older roof qualify:
- Documentation of the install year, such as a permit, invoice or a roofer’s letter
- Recent photos showing no missing, cracked or curling shingles
- A roofer’s inspection report stating remaining life
- Proof of repairs after any past storm damage
- Trees trimmed back and gutters clear, which TDI lists in its roof maintenance checklist
Should you replace your roof before shopping for insurance?
Not always. If the roof is in good shape, it can make sense to shop first and see what carriers offer. If it’s near the end of its life, a replacement may open up broader coverage and more carriers. When you do replace it, TDI suggests considering materials less likely to be damaged by wind, hail or fire. Send us the new roof’s details afterward so the policy reflects the update.
A quick example
Consider a Seacoast homeowner whose asphalt roof is 20 years old. At renewal, the carrier adds a roof schedule that pays actual cash value. The homeowner sends us the install permit and a recent roofer’s report. We compare carriers that still offer replacement cost on a roof of that age and condition, and we explain the tradeoffs of each option side by side. The homeowner then decides whether to switch or to replace the roof first.
Older roofs in New England
- Ice dams. Heat escaping through the attic melts roof snow, and the water turns back to ice at the cold eaves, backing up under shingles. Our guide to snow and ice damage in the Northeast covers how claims are handled.
- Nor’easters and coastal wind. Seacoast homes may carry a separate wind deductible, which matters more on an older roof. See coastal flood and wind insurance.
- Antique homes. Many New England houses have slate, wood shingle or layered roofs. Material can matter as much as age to a carrier.
- Snow load. Heavy, wet snow on an aging roof can lead to collapse claims, so clearing it safely helps.
For coverage options in New Hampshire, see our New Hampshire homeowners insurance page.
Roof getting older or got a roof notice at renewal? Tell us the roof’s age and material, and we’ll check how carriers would treat it. Ring (603) 431-4020 or write to insure@portsmouthatlanticins.com. Request a quote. There’s no obligation to buy. About 90% of our quotes go out within 24 hours.
An aging roof doesn’t have to mean a bad policy. Let us compare.
Frequently asked questions
Will insurance cover a 20-year-old roof?
Usually, yes. Many carriers insure older roofs, but they may pay actual cash value on the roof, require an inspection, or apply roof-specific terms.
Does roof age affect a homeowners claim?
It can. With actual cash value roof coverage, depreciation for age is subtracted from the payout. With replacement cost, age has little effect on the payout.
Will insurance replace an old roof that is worn out?
No. Homeowners insurance covers sudden damage from a covered peril. Wear and tear and old age are maintenance, not covered losses.
How old can a roof be to get insurance?
There’s no single cutoff. Each carrier sets guidelines, often by material, and many will review an older roof after an inspection.
How do I know if my roof is covered at actual cash value?
Check your declarations page and endorsements for a roof surfacing or roof payment schedule. We can review it with you.
What should I do if my carrier flags my roof?
Gather the install date, photos and a roofer’s report, then compare carriers. Call us at (603) 431-4020 to review options.
Related reading
- Does Homeowners Insurance Cover Roof Replacement?
- Why is My Homeowners Insurance So High?
- What Happens If You Don’t Have Homeowners Insurance?
- Homeowners Insurance Mistakes to Avoid
- Contact Us
- Editorial & Accuracy Policy
- Homeowners Insurance NH & CT
Sources
- Texas Department of Insurance, roof guide for buying a policy or filing a claim
- Iowa Insurance Division, roof coverage options
- Missouri DCI, consumer notice on roof coverage
- Texas Department of Insurance, how home costs are calculated
Replaced your roof? Send the details through our policy change request form so the carrier can update your file.
This guide is general information. Roof eligibility, settlement terms and endorsements vary by carrier, policy and state, and your policy controls. State agency guidance cited here comes from outside New England and is offered as general consumer background. It does not promise coverage.