Will Homeowners Insurance Cover a 15-Year-Old Roof? Here’s What Most Policies Say
When it comes to protecting your home, your roof plays a vital role—it’s your first line of defense against rain, wind, snow, hail, and extreme heat. But what happens when your roof gets older and starts showing signs of wear? Will homeowners insurance cover a 15-year-old roof? That’s a question many homeowners don’t think to ask until it’s too late.
The reality is, as roofs age, insurance companies become increasingly cautious about what they’re willing to cover. Depending on where you live, the type of roof you have, and how well it has been maintained, your insurer may reduce coverage, switch from full replacement value to actual cash value, or even decline to renew your policy altogether. Let’s explore what you need to know about homeowners’ insurance and how it applies to aging roofs, especially those around the 15-year mark.
Why Insurance Companies Are Concerned About Older Roofs
From an insurer’s perspective, your roof is one of the most significant risk factors on your property. The older it gets, the more likely it is to fail during a storm or leak under heavy snow or rain. And with climate change driving more frequent and severe weather events, insurance companies are more cautious than ever.
Many policies are being rewritten to avoid full coverage for older roofs. Some insurers will require a roof inspection once the structure hits 15 years. Others will provide limited coverage or shift to actual cash value (ACV), which means you’d get a payout based on the depreciated value of your roof, not the cost of replacing it with a new one.
Common Roofing Issues That Lead to Policy Cancellation
A 15-year-old roof doesn’t automatically mean you’ll lose coverage, but if that roof is showing signs of poor maintenance or damage, your policy could be at risk. Insurance companies often conduct inspections to check for:
- Excessive Moss or Algae Growth: Moss holds moisture and can damage shingles, leading to leaks or rot.
- Overhanging Tree Branches: These can fall during storms or drop debris that accelerates wear and tear.
- Missing or Curling Shingles: Shingles that are lifted, cracked, or missing are a clear sign that your roof’s protective capabilities are weakening.
- Soft Spots or Sagging: These might indicate rotting wood or structural issues under the shingles.
- Ponding Water: Flat roofs, especially, may have areas where water collects, increasing the risk of leaks.
If any of these issues are present, your insurer may require repairs before renewal or cancel your policy entirely.
Insurance Coverage vs. Roof Warranty
It’s easy to assume that if your roof came with a 30- or 50-year warranty, your insurance company will follow suit. But that’s not how it works.
- Manufacturer Warranties generally cover only defects in roofing materials (like faulty shingles) and not damages from storms, improper installation, or aging.
- Insurance Policies assess the current condition and risk associated with your entire roofing system, including decking, flashing, and underlayment.
So even if your shingles are guaranteed for 30 years, your insurer may still reduce or deny coverage on a 15-year-old roof if they believe it’s too risky.
Replacement Cost Value (RCV) vs. Actual Cash Value (ACV)
One of the most important things to understand about roof coverage is the method your insurer uses to determine payouts. The two most common approaches are:
1. Replacement Cost Value (RCV):
This type of policy pays for a full roof replacement, minus your deductible, regardless of depreciation. For example, if it costs $15,000 to replace your roof and your deductible is $1,000, you’ll get $14,000 from your insurer. However, most insurers only offer RCV for roofs under a certain age, often under 15 or 20 years.
2. Actual Cash Value (ACV):
ACV takes into account depreciation. So if your roof is 15 years into a 25-year lifespan, your insurer may value it at only 40%–60% of replacement cost. That means you could receive only $6,000 to $9,000 for a $15,000 roof replacement, leaving you to pay the rest.
Some policies begin as RCV but automatically convert to ACV once the roof reaches a certain age. Always read your policy carefully to know where you stand.
Inspections and Policy Adjustments for Older Roofs
Many insurance providers require homeowners to schedule a professional roof inspection once their roof reaches the 15-year mark. These inspections determine:
- Whether the roof still has life left.
- If any repairs are necessary.
- What level of coverage should apply going forward.
Depending on the results, your insurer may:
- Renew coverage with conditions: Such as mandatory repairs or switching to ACV.
- Exclude certain types of damage: Like wind or hail.
- Refuse to renew the policy: If the roof is too far gone.
Proactive inspections, maintenance, and prompt repairs can extend the life of your roof and help you retain your coverage.
Regional and Climate-Based Roof Deterioration Factors
Not all roofs age the same. Where you live plays a big role in how long your roof lasts and how it’s assessed by insurers:
- In hot climates: UV rays and extreme heat can cause shingles to crack, warp, and lose granules.
- In humid or coastal areas: Moisture can lead to moss, mold, and rusting of flashing or nails.
- In cold regions: Ice dams and freeze/thaw cycles can damage shingles and cause leaks.
- In storm-prone zones: High winds and hail significantly reduce the lifespan of roofing materials.
Because of these differences, insurers in states like Florida, Texas, or California may have stricter policies regarding roof age compared to milder areas.
How to Determine the Age of Your Roof
If you don’t know your roof’s age, here are a few steps you can take:
- Check the home inspection report from when you bought your house.
- Look up building permits with your local municipality—roof replacements usually require one.
- Contact the roofer who installed it if you have their information.
- Ask the previous homeowner if they can recall the last replacement.
- Have a roofer inspect it to estimate its age based on wear, materials, and construction methods.
This information is crucial for understanding your insurance options and planning ahead for potential replacement.
What Is the Standard for Minimum Years of Roof Longevity to Obtain Insurance?
Most insurance providers expect a roof to last at least 15 to 20 years, depending on the material and maintenance history. However, once your roof hits 15 years, insurers often require inspections to determine its remaining lifespan. If it’s in poor condition, they may reduce coverage or deny a policy altogether—even if the roof isn’t leaking yet.
If you’re planning to purchase a home with an older roof, it’s a smart move to confirm insurance eligibility before closing.
How Long Are Most Roofs Guaranteed For?
The average asphalt shingle roof—the most common roofing material in North America—comes with a warranty of 20 to 30 years. Premium or architectural shingles may be backed by warranties of 40 to 50 years. But remember:
- These warranties only cover manufacturing defects.
- They don’t cover storm damage, improper installation, or lack of maintenance.
- They don’t guarantee insurance coverage.
Insurance companies base their decisions on roof condition, not the duration of the warranty.
What Should You Do If Your Roof Is 15 Years Old?
If your roof is 15 years old, now is the time to act. Don’t wait until a storm hits or you get dropped by your insurance company. Schedule a professional inspection, review your homeowners insurance policy, and make necessary repairs while you still have options. Staying ahead of the curve can mean the difference between full coverage and a costly surprise.
If you’re feeling stressed or overwhelmed by these homeownership concerns, remember—you don’t have to manage it all alone.
Brought to You by Everlast Exteriors
At Everlast Exteriors, we understand how frustrating navigating insurance and aging roofs can be. That’s why we offer expert roof inspections, fast repairs, and high-quality replacements that keep you protected—and insurable.
Is your roof approaching the 15-year mark? Let Everlast Exteriors help you stay ahead of potential insurance problems. Our licensed Oakville Roofing professionals provide free inspections, honest assessments, and affordable solutions tailored to your home and budget. Don’t wait until your policy is canceled—take control today. Contact Everlast Exteriors for a roof inspection that keeps your home covered and your peace of mind intact.
Follow our social media pages below:
Check out some of our blogs to help with your roofing needs:
How Much Does a Commercial Roof Cost