How to Get Homeowners Insurance With a Bad Roof
A roof is your home’s first line of defense against the elements. That’s why you may find it more costly or difficult to buy homeowners insurance coverage with an old or damaged roof.
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Written byEmily Guy Birken
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Emily Guy BirkenInsurance and Personal Finance Writer
Plutus Award winner
Over 12 years writing about insurance and personal finance
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Edited byKatie Powers
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Katie PowersLicensed P&C Agent, Senior Insurance Editor
Licensed auto and home insurance agent
4+ years experience in insurance and personal finance editing
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The condition of your roof is one of the most important factors insurance companies consider to assess risk for a homeowners insurance policy. Insurers typically consider homes with old, damaged, or poorly maintained roofs as high risk. But that doesn’t mean homeowners with high-risk roofs can’t find insurance coverage.
Here’s what you need to know about shopping for home insurance with a bad roof. This article covers why your roof condition matters, how to find coverage for a bad roof, temporary coverage options, and ways you can reduce your costs or qualify for a new policy.
Quick Facts
Insurers may charge higher premiums or even cancel coverage for homeowners with roof damage, older roofs, or roofs in poor condition.
Asphalt shingles are the most common and least expensive roofing material, but they have the shortest lifespan and the lowest hail, wind, and fire resistance.
Regular roof maintenance, including clearing gutters, replacing missing shingles, and trimming overhanging branches, can help prevent roof damage and wear.
Can you get insurance with a bad roof?
Yes. It’s possible to purchase an insurance policy even with a bad roof. But fewer insurers may be willing to issue you a policy, since your roof is supposed to protect your home from all kinds of risks, including wind damage and rainstorms.
If you have a damaged roof, you may have to either pay higher premiums or settle for limited coverage. For example, your insurer may only cover your 15-year-old roof’s actual cash value (ACV) in the event of damage, rather than its replacement cost value (RCV).
How to get homeowners insurance with a bad roof
Finding homeowners insurance when your home has a bad roof may be challenging, but it’s still possible to get the coverage you need.
Here are the steps you need to take to secure coverage if your roof isn’t in good condition.
Shop specialized or regional insurers. A small insurance company that specializes in homes with older roofs or one that only insures homes within a small geographic footprint may be more likely to write you a home insurance policy.
Get a roof inspection. An inspection can help you understand your roof’s condition and give you an idea of the cost of a new roof. Also, insurers typically require a home to pass inspection, which includes a roof inspection, before issuing a home insurance policy.
Request partial or conditional coverage. If a roof’s age, rather than its poor condition, is the primary issue, you may be able to request ACV coverage rather than RCV. This more limited coverage includes depreciation in your final payout.[1]
Repair key sections. Fixing a damaged roof may make it easier to shop for home insurance coverage and also save you money on premiums. Repairing your roof will require an out-of-pocket expense.
Bundle policies. Bundling your homeowners coverage with auto coverage may make an insurance company more inclined to work with you — especially if you purchase a multi-car insurance policy.
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Why roof condition affects homeowners insurance
Your insurance company will assess roof risk based on factors such as your roof’s age, condition, shape, and the materials used. It will also assess whether the roof has any damage and needs repairs. Your insurer will also consider whether the homeowner has kept up with or neglected maintenance.
Insurers typically use roof inspection or aerial imaging to assess these different risks.
Common roof-related red flags for insurers
Home insurers look out for several common roof-related red flags. For example, many insurance companies won’t issue a new home insurance policy for a home with a roof more than 20 years old. Also, insurers favor certain roofing materials that tend to last longer, like metal, tile, and architectural shingles.
Older roofs and bad roofs increase the chance of an insurance claim for leaks, water damage, or structural damage. Your insurance company is protecting itself from these higher-risk issues.
If you’re still with the same insurance company when your roof ages past the 20-year mark, that doesn’t automatically mean your insurer will cancel your policy. That said, you may face higher premiums depending on the roofing materials and your roof’s maintenance history.
Roof damage that home insurance covers
If a covered peril damages your roof, your insurance company will pay for repairs or roof replacement up to your policy limits minus any deductible.
Some covered causes of roof damage include the following:
Hail
Home insurance should cover damage to your roof from falling ice.
Wind
Insurance companies will usually cover lost or damaged shingles following a windstorm or severe weather. That said, deductibles for wind damage can be higher than your standard dwelling deductible.
Fire
If a fire damages or destroys your roof or entire home, your policy will cover the roof repair or replacement.
Falling objects
This includes coverage for falling objects that could damage your home’s roof, like debris, trees, and more.[2]
Roof damage that home insurance won’t cover
Your homeowners insurance company won’t cover certain types of roof damage, including the following issues:
Neglect: Failing to repair or maintain your roof can result in further damage to the roof and its foundation or even to the inside of your home.
Wear and tear: Roofs deteriorate over time due to exposure to normal elements. Insurance doesn’t cover this.
Intentional damage: Your insurance company won’t cover damage if it’s intentional or caused by something like drilling or cutting into your roof.
What to do if your insurer denies or cancels coverage
If your roof is too old or damaged, your insurer may cancel your policy or refuse to renew it. If that happens, here’s what you can do:
Request a written explanation and timeline for necessary repairs. Your insurance company may be willing to work with you if you can fix the roof within a specified time frame.
Make urgent repairs or apply temporary fixes. Patching or sealing holes or replacing missing shingles may be enough to get your insurer to agree to renew your insurance policy.
Look for FAIR plans. Fair Access to Insurance Requirements (FAIR) plans offer access to necessary coverage when homeowners aren’t able to buy a policy through the voluntary market, although you’ll still need to make necessary repairs to qualify.[3] Not every state has a FAIR plan.
Work with an independent insurance agent who specializes in high-risk homes. This kind of insurance agent will know which insurers are willing to write you an insurance policy.
Additional coverage options while replacing your roof
Since your mortgage lender requires homeowners insurance coverage, you can’t allow your coverage to lapse. It’s a good idea to always maintain your standard home insurance, but you may want to find additional coverage while you schedule roof repairs or replace your roof.
Some insurers may offer “repair rider” home insurance coverage while you schedule repairs. Typically, this type of temporary coverage provides less homeowners insurance than a standard policy, as it’s an endorsement.
You may also find stopgap insurance protection from a state FAIR plan or a surplus-line insurer while you work to repair or replace your damaged roof. Just remember that all of these policy options are more expensive and may exclude roof-related claims.
Common endorsements that can cover your roof, even when you don’t need repairs, include extended replacement cost, guaranteed replacement cost, ordinance or law, and windstorm and hail coverage.
How roof replacement can save you money on insurance
Although replacing your roof is a large out-of-pocket expense, your new roof can often yield discounts from your insurer, ranging from 5% to 35%. That’s because new roofs reduce the likelihood of leaks, water damage, and mold — all of which are costly claims for an insurance company to deal with.
While any new roof is an improvement over an older roof in poor condition, new roofs made of impact-resistant or fire-rated materials, such as metal or slate, may qualify for lower premiums.[4]
You can compare the life expectancy, average cost, resiliency, and insurance cost effect of some of the most common roofing materials in the table below.
Roof Material  | Expected Lifespan | Average Cost Per Square Ft | Hail, Wind, and Fire Resistant? | Effect on Insurance Cost |
|---|---|---|---|---|
| Asphalt | 10–25 years | $3.50–$16 | No | Unlikely to reduce premiums |
| Metal | 40–70 years | $7–$29 | Yes | May qualify for lower premiums |
| Solar | 25–30 years | $21–$25 | Yes | Unclear |
| Slate | 50–100+ years | $8–$35 | Yes | May qualify for lower premiums |
| Wood | 20–50 years | $8–$16 | Yes for hail and wind, but no for fire | Unclear |
| Clay | 50+ years | $11–$22 | Yes | Unclear |
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Preventive roof maintenance tips
Properly maintaining your roof not only better protects your home but also helps keep your insurance costs low. Here are some of the best maintenance practices that will keep your roof in good shape:
Schedule annual roof inspections. This will identify any small problems before they can cause serious roof damage.
Keep gutters clear. Clogged gutters can lead to standing water, which can rot the edge of your roof, damage shingles, and cause leaks.
Replace missing shingles immediately. Any gaps in your shingles can allow water to leak through into your home.
Trim overhanging tree branches. Extreme weather, wind, or ice could cause a weak tree branch to break and fall onto your roof or elsewhere on your property, causing damage.
Photograph your roof before and after anticipated storms for claim evidence. Having photographic evidence of your roof before a major storm can help when you need to file a claim. You can prove that any roof damage is the result of the storm.
Homeowners insurance and bad roof FAQs
Below, you can learn more about how you can get a home insurance policy with a bad roof.
How do you get homeowners insurance with a bad roof?
You can typically get homeowners insurance with a bad roof, but you may end up paying higher premiums. You may also have to accept lower coverage amounts from an ACV policy, rather than RCV coverage. In some cases, your insurer may only offer you coverage with policy exclusions for roof damage.
Can you switch insurance companies with an older roof?
It’s difficult to switch insurance companies if your roof is more than 20 years old, unless it’s metal, slate, or clay. These roofing materials can last for more than 40 years, so insurers are more likely to feel comfortable insuring your home.
How old may a roof be before insurance claims it’s too old?
Insurers typically refuse to issue a new policy for an asphalt shingle roof that’s more than 20 years old. Asphalt shingles are among the cheapest and most common roofing materials, with an expected lifespan of about 25 years.
Can you get homeowners insurance with a 15-year-old roof?
Yes. If you have a 15-year-old roof made of long-lasting slate, metal, or clay, you should have no trouble finding homeowners insurance. But even if you have an asphalt shingle roof, you may still be able to find a policy through a traditional insurer if your roof is in good condition. Alternatively, you may be able to purchase a policy through a FAIR plan or a high-risk insurer.
How do insurers inspect roofs?
Insurers often use aerial technology, including drones, satellites, and high-altitude balloons, to take photos of roofs from above. This is both safer and more efficient than in-person inspections.
What roof type lasts the longest?
Slate roofs can last more than 100 years. These roofs are durable, fire- and wind-resistant, and can withstand hail and other harsh weather conditions.
Sources
- Insurance Information Institute. "How Your Roof Influences Your Home and Business Insurance."
- Insurance Information Institute. "Homeowners Insurance Basics."
- Insurance Information Institute. "What if I can't get coverage?."
- DECRA Roofing Systems. "Roofing Material Comparisons."
Methodology
Insurify data scientists analyzed rates from more than 180 home insurance companies sourced directly from Insurify’s partner companies and Quadrant Information Services. Rates span all 50 states and Washington, D.C., and quote averages represent the mean price for a given coverage level and geographic area. To ensure data reliability, only insurers meeting minimum quote thresholds were included in the analysis.
Unless otherwise specified, quoted rates reflect the average cost for homeowners with no prior claims and good credit with a home construction year of 1980. The default coverage assumptions include:
Default Coverage Assumptions
- Dwelling coverage: $300,000
- Deductible: $1,000
- Personal property limit: $25,000
- Liability limit: $300,000
Additional data points beyond these default values are sourced from Insurify’s proprietary database. Rates are updated monthly.
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Emily Guy BirkenInsurance and Personal Finance Writer
Plutus Award winner
Over 12 years writing about insurance and personal finance
Featured in
Katie PowersLicensed P&C Agent, Senior Insurance Editor
Licensed auto and home insurance agent
4+ years experience in insurance and personal finance editing
NPN: 20564519
Featured in