Why Roof Age Matters for Home Insurance
Insurers treat roof age as a leading indicator of future claims. Older roofs are more likely to leak, suffer wind or hail damage, and fail during storms, which increases the insurer's expected payout and therefore your premium.
Typical risk thresholds
- 0–10 years: generally low insurer concern
- 10–15 years: attention from underwriters increases
- 15–20 years: many carriers apply surcharges or demand inspection
- 20+ years: high chance of declined renewals or ACV-only offers
Roof Materials Ranked by Insurance Risk
Material choice influences hail and wind performance significantly. Metal and slate are top performers, while wood shake and flat commercial-style roofs tend to be more expensive to insure.
- Metal Roof: Best
- Slate: Excellent
- Tile: Very Good
- Impact-Resistant Shingle: Good
- Architectural Shingle: Average
- Asphalt 3-tab: Below average
- Flat/Modified Bitumen: High risk
- Wood shake: Very high risk
Weather Regions & Insurance Pricing
Hail-prone states can see dramatic increases in premiums once roofs pass 10 years. Coastal and hurricane regions require stricter roof attachment and impact resistance standards. Wildfire-prone regions prioritize ember-resistant materials and defensible space.
How to Reduce Home Insurance Using Roof Improvements
- Replace old shingles before severe deterioration, insurers reward newer roofs.
- Upgrade to impact-rated shingles or metal for hail/wind discounts.
- Seal roof decking and improve underlayment to prevent water intrusion.
- Obtain roof inspection certificates to show documented condition improvements.
- Install hurricane clips/straps and secure roof-to-wall connections.
Frequently Asked Questions
When does roof age start affecting home insurance?
Typically around 10–15 years. Insurers increase scrutiny at these milestones and may surcharge or require repairs.
Can I be denied insurance for an older roof?
Yes, some insurers will not renew policies on roofs older than 20–25 years or will only offer ACV coverage.
Does replacing my roof lower insurance immediately?
Usually yes, within the same policy term, especially if you provide inspection/installation receipts showing new materials and wind-rated products.
What is a roof mitigation inspection?
A certified inspection that documents wind-resistant attachments, impact products, and other mitigation features which can lower premiums.
Disclaimer: This calculator is illustrative. Actual premiums depend on carrier underwriting, the exact property attributes, local building codes, and inspections. Use this tool as a planning resource and obtain formal quotes from licensed insurers for precise pricing.