Your roof is your home’s first line of defense against the elements. It protects you, your family, and everything inside your home from weather-related damage. But when that roof starts to age—especially at 20 years old or more—you might start to wonder whether your homeowner’s insurance will still cover it if something goes wrong. It’s a common question and an important one that every homeowner should understand.
This blog post will guide you through:
- The factors that determine if your roof is eligible for coverage under an insurance policy
- What exclusions might apply for older roofs
- How you can protect your home effectively
At Monarch Roofing, we’re here to provide you with clarity and peace of mind when it comes to roofing and insurance. Keep reading to learn about will insurance cover a 20 year old roof.
Understanding the Basics of Insurance Coverage for Roofs
Before we get into the specifics of older roofs, it’s helpful to know how insurance typically works when it comes to roof damage. Most standard homeowner’s insurance policies cover your roof under two major areas:
- Dwelling Coverage: This covers the structure of your home, including the roof, in the event of certain covered perils like fire, hail, or wind damage.
- Personal Property or Contents Coverage: If damage to your roof leads to a loss of personal belongings inside your home, this coverage may kick in. For instance, if a storm tears a hole in your roof and water damages your furniture, your personal property coverage may apply.
However, there are often limitations and exclusions when it comes to older roofs. That’s why it’s essential to fully understand what your specific policy covers.
What Insurance Considers When Inspecting Roof Damage
When filing a claim for roof damage, insurance companies assess several factors to determine if the roof is eligible for coverage. Common considerations include:
- Type of Damage: Insurance typically covers roof damage caused by sudden, unexpected events such as severe storms, hail, or falling trees. However, damage resulting from normal wear and tear or lack of maintenance is generally not covered.
- Cause of the Damage: Was your roof damaged by a covered peril like wind or hail? Or was it due to neglect, aging materials, or improper installation? Insurance will typically not cover damages resulting from the latter.
- Age of the Roof: This is where things can get tricky. Insurance providers often treat older roofs differently than newer ones.
Now that we’ve outlined these basics, let’s focus on the most pressing question for homeowners with aging roofs.
Does Insurance Cover a 20-Year-Old Roof?
The short answer is, it depends. Insuring a 20-year-old roof comes with some unique challenges and stipulations. Here’s a detailed look at how insurance companies typically handle claims for roofs of this age:
Depreciation and Actual Cash Value Policies
One major factor that comes into play is whether your policy reimburses you based on replacement cost or actual cash value (ACV).
- Replacement Cost Coverage: If you have a replacement cost policy, your insurance will cover the full cost of replacing your roof with a similar one, minus your deductible, regardless of the roof’s age. However, some policies exclude coverage for roofs over a certain age (often 15 or 20 years old) or might impose limits for such cases.
- Actual Cash Value (ACV) Coverage: With ACV, the insurance company considers depreciation when determining the payout. For a 20-year-old roof, the payout would reflect the current market value of the roof, not its original cost. Given the age, this might leave you paying a significant portion of the replacement cost out of pocket. For example, if the roof was expected to last 25 years but is now at year 20, the value may be significantly reduced.
Exclusions for Older Roofs
Many insurance policies explicitly state that coverage for roofs past a certain age is limited or excluded altogether. Why? Older roofs are more likely to sustain damage due to their weakened materials and are more expensive to repair or replace.
For a 20-year-old roof, common exclusions might include:
- No coverage for cosmetic damage (e.g., minor dents or scratches).
- Exclusions for specific types of damage, such as water leaks caused by deterioration.
Be sure to review your policy carefully, as exclusions can vary widely between providers.
Roof Inspections May Be Required
For older roofs, insurers may ask for a roof inspection before approving or renewing your policy. The inspector will evaluate the roof’s current condition, looking for issues like:
- Curling, cracked, or missing shingles.
- Evidence of water damage or structural issues.
- Signs of poor maintenance or neglect.
If the inspection reveals significant problems, your insurer might require you to replace the roof before providing coverage or might increase your premiums.
What Can You Do If Your 20-Year-Old Roof Isn’t Covered?
If you find that your insurance policy excludes your 20-year-old roof from full coverage, there are a few steps you can take:
Upgrade to a New Roof
While a new roof is a significant investment, it can save you money in the long run by lowering your insurance premiums, increasing your home’s value, and ensuring reliable coverage for future damage.
Maintain Your Current Roof
If replacing your roof isn’t feasible right now, be proactive about maintenance. Regularly clean your roof, replace damaged shingles, and address any small repairs as they arise. Well-maintained roofs are less likely to face extensive damage.
Consider Adding Roof-Specific Coverage
Some insurers offer roof-specific add-ons or riders that extend coverage for older roofs. While these come at an additional cost, they can provide peace of mind.
Shop for New Insurance
If your current provider won’t offer adequate roof coverage, it might be worth exploring other insurance companies. Some are more lenient when it comes to aging roofs.
Tips to Protect Your Roof and Avoid Insurance Headaches
Here are some ways you can protect your roof—no matter its age—and ensure you maintain a strong case for insurance coverage:
- Conduct Annual Inspections: Schedule professional roof inspections at least once a year to catch small issues before they become major problems.
- Document Repairs: Keep detailed records of any repairs or maintenance done on the roof. This demonstrates responsibility and can help strengthen your case if you need to file a claim.
- Clean Gutters Regularly: Clogged gutters can lead to water pooling on your roof, causing damage over time.
- Remove Overhanging Branches: Prevent storm damage by trimming back any trees near your roof.
Why Replacing an Older Roof Can Be Worth It
If your roof is nearing or past the 20-year mark, replacing it might feel overwhelming, but it can offer significant benefits:
- Protect Your Home: A new roof reduces the risk of leaks and structural damage, keeping your home safe and secure.
- Boost Resale Value: A new roof is a top selling point for buyers, increasing your home’s market value and curb appeal.
- Enhance Energy Efficiency: Modern roofing materials are often more energy-efficient, helping you save on utility bills.
Monarch Roofing Has Your Back
Navigating roof insurance and repair decisions can feel daunting, but Monarch Roofing is here to make it simple. Whether you need an inspection, repair, or replacement, we’ll guide you through the process with expert advice and quality craftsmanship.
When it comes to a 20-year-old roof, insurance coverage largely depends on the terms of your policy and the condition of your roof. While some insurers may limit coverage for older roofs, proactive maintenance and understanding your options can go a long way toward protecting your home and your investment.
If you’re unsure about your roof’s coverage or want to explore replacement options, trust Monarch Roofing to guide you every step of the way. Whether it’s assistance with navigating insurance claims or a quality roof replacement, we’re committed to safeguarding your home.
Contact us today to schedule your roof inspection or replacement consultation. It’s time to ensure your roof is ready to protect your family for the years to come.
