Will Insurance Cover A 20 Year-Old Roof? Homeowners Insurance Coverage Rules & What To Know

If your roof is approaching or has reached the 20-year mark, you may wonder about its insurability. Many U.S. homeowners face uncertainties about insurance coverage for aging roofs, as policies vary and roof condition plays a critical role. This guide explores whether homeowners insurance covers 20-year-old roofs, factors affecting coverage, how claims are handled, and essential tips for protecting your home and investment.

Coverage Aspect	Details for 20-Year-Old Roofs
Standard Coverage	May be limited or excluded, especially for actual cash value (ACV) policies
Replacement Cost Value (RCV)	Often restricted for older roofs, premium may be higher if available
Roof Inspection Requirement	Usually required at renewal or application
Common Exclusions	Wear and tear, neglect, improper maintenance, cosmetic damage
Deductible	Higher deductibles may apply to older roofs
Claim Approval Likelihood	Reduced if damage is due to age rather than sudden, covered peril

How Age Impacts Roof Insurance Coverage

The age of your roof is a key factor in determining homeowners insurance coverage. As a roof reaches or exceeds 20 years, insurance companies often implement stricter requirements or may limit coverage entirely. There is an increased risk of failure in older roofs, leading insurers to view them as more likely to need non-covered repairs or replacements.

Newer roofs are generally favored by insurance companies because they better withstand severe weather, leaks, and other damage. Insurers may refuse to provide replacement cost coverage—the gold standard in policy protection—for roofs that have reached 20 years or older.

Types Of Homeowners Insurance Roof Coverage

Replacement Cost Value (RCV)

RCV policies pay the full amount needed to replace your roof with a new one, minus your deductible. Most insurers offer RCV coverage for newer roofs but may only grant actual cash value (ACV) for roofs that are 15–20 years old or more.

Actual Cash Value (ACV)

ACV policies reimburse for the current, depreciated value of the roof. With a 20-year-old roof, this amount may be a small fraction of what a replacement actually costs, since depreciation is significant. Many insurers only offer ACV for roofs 20 years or older.

Coverage Exclusions

Homeowners insurance does not cover normal wear and tear, neglect, or damage due to lack of maintenance. If a 20-year-old roof leaks because it’s simply worn out, the insurer will likely deny coverage. Coverage is typically available only for sudden, accidental damage from covered perils like storms, hail, or fire.

How Insurers Evaluate A 20-Year-Old Roof

Insurance carriers generally inspect the roof’s condition before writing or renewing coverage for homes with older roofs. A professional inspection report may be required to determine insurability or to qualify for full coverage.

• Well-Maintained Roofs: More likely to be covered, though possibly at an increased premium or reduced coverage limits.
• Visibly Damaged or Deteriorated Roofs: May result in coverage denial, requirements for repair/replacement, or an endorsement that specifically excludes roof coverage.

Documentation Requirements

Policyholders may need to provide maintenance records, repair invoices, and recent inspection reports to prove the roof remains in good condition for its age. Without such records, insurers could refuse coverage or pay minimal amounts in a claim.

Coverage Differences By State And Insurer

Insurance rules and practices for older roofs vary widely by state and carrier. Some states impose consumer protections, while others allow insurers wide latitude in their underwriting guidelines.

• Coastal or storm-prone states may have stricter rules, due to higher risks of wind, hail, or hurricane losses.
• Some insurers flatly refuse to cover roofs over 20 years old, while others simply switch to ACV coverage or apply higher deductibles.
• Premiums can increase for older roofs or if non-standard coverage (like an Actual Cash Value roof endorsement) is mandated.

Perils Typically Covered (And Not Covered) For Older Roofs

Covered Perils	Common Exclusions
Windstorm Hail Fire Falling Objects Vandalism (rare)	Normal Aging/Wear Improper Installation Lack of Maintenance Long-term Leaks Cosmetic Damage Only

Claims caused by general deterioration, moss, rot, or lack of upkeep are almost always denied.

How Claims For A 20-Year-Old Roof Are Handled

If sudden damage occurs—such as from a windstorm or fallen tree—insurers investigate to determine whether the damage results from the event versus normal wear. Claims adjusters evaluate the roof, considering overall condition, repair history, material type, and manufacturer track record.

If approved under ACV, the payout is reduced by depreciation. For example, if a new roof costs $12,000, a 20-year-old roof may only get a claim payout of $2,000 to $4,000 (minus the deductible)—not enough to pay in full for replacement.

Inspection And Adjuster Evaluation

• Adjusters look for evidence of maintenance and recent repairs, which are positive factors during the claims process.
• Deferred maintenance, curling shingles, or defective flashing are likely grounds for claim denial.

What To Do If Your Roof Is 20 Years Old Or Older

Homeowners with a 20-year-old roof should take certain steps to improve insurance options and prevent unexpected claim denials.

• Schedule a professional roof inspection before renewal to document current condition and address minor repairs proactively.
• Keep records of maintenance, repairs, and any past claims, as these demonstrate proactive stewardship to insurers.
• Compare insurance providers, as some offer better options for older roofs or different requirements based on material and location.
• Budget for roof replacement if insurers will only provide ACV (depreciated) coverage or will not write a new policy.

How Deductibles Work For Older Roofs

Insurers often require higher deductibles for roof claims, especially for older roofs or those in high-risk regions. A standard flat deductible may be replaced by a percentage-based deductible (for example, 1-5% of the home’s value), especially for wind or hail claims.

Impact On Claim Payouts

High deductibles mean even covered claims may not result in a meaningful payout. It’s important for policyholders to understand these figures in advance and adjust their emergency savings accordingly.

When Will Insurance Not Cover A 20-Year-Old Roof?

• If the roof fails due to old age or lack of maintenance, insurers will virtually always deny the claim.
• If policy excludes roof coverage for homes over a certain age, the homeowner will be responsible for all repair or replacement costs.
• If fraud or misrepresentation is discovered (e.g., claiming a roof is newer than it is), policy cancellation and claim denial may result.

Alternatives If Your 20-Year-Old Roof Isn’t Covered

If traditional homeowners insurance won’t cover your aging roof, consider these strategies:

1. Replace or repair the roof proactively to restore eligibility for full replacement cost insurance coverage.
2. Seek specialized or high-risk insurers (sometimes called “surplus lines” carriers), though premiums and deductibles may be higher.
3. Look for limited roof endorsements, which may offer partial coverage in exchange for a lower payout or higher deductible.
4. Consider comprehensive home warranty plans for additional repair coverage, but review exclusions carefully.

How Roof Material And Construction Affect Coverage For Older Roofs

Roof Material	Usual Lifespan (Years)	Insurance Considerations At 20 Years
Asphalt Shingles	15–30	Coverage typically limited or converted to ACV at 20+ years
Wood Shakes	20–40	Inspection required, fire resistance crucial
Metal	40–60	Often insurable if maintained, even at 20+ years
Tile/Slate	50–100	Usually still insurable at 20 years if condition is good
Flat/Membrane	15–25	Coverage issues more likely at 20+ years

Which Insurance Companies Cover 20-Year-Old Roofs?

Major national insurers (e.g., State Farm, Allstate, Nationwide, Farmers, USAA, Liberty Mutual) all adjust roof coverage based on age and condition. Some will insure older roofs but with ACV only, while others may deny traditional policies or require a roof replacement for full coverage. Regional and surplus lines carriers sometimes offer options, though terms may be less generous.

Comparing quotes annually and working with an independent agent can help homeowners find the best policy for their home’s unique needs.

Tips For Getting Your 20-Year-Old Roof Covered

• Maintain detailed records of installation, repairs, and all professional inspections.
• Address minor repairs proactively, such as replacing missing shingles, caulking flashing, and cleaning gutters before inspection.
• Request a certified roof inspection and share the results with your insurer to demonstrate fitness.
• Shop multiple insurers if your current carrier reduces or refuses coverage, focusing on those with favorable reviews for older roofs.
• Understand your deductible and coverage limits, especially if your policy has switched from RCV to ACV.

What To Do When Buying A Home With A 20-Year-Old Roof

If the home you’re purchasing has a 20-year-old roof, insurance coverage might affect your loan approval—lenders typically require adequate homeowners insurance as a condition for closing.

• Request a four-point inspection (roof, plumbing, HVAC, electrical) to determine the roof’s insurability.
• Negotiate with the seller for replacement or repairs if the roof fails inspection.
• Consult your insurer prior to closing to confirm coverage options and cost.
• Plan for potential replacement costs even if insurance is available, as coverage may be limited.

The Importance Of Roof Maintenance Records

Strong documentation is invaluable when insuring a 20-year-old roof. Maintenance logs, receipts, inspection reports, and warranties show insurers that the roof hasn’t been neglected.

• Disputes over claim denials are more likely to succeed if the homeowner can prove diligent upkeep rather than deferring repairs until major damage occurs.
• Ongoing documentation should continue for as long as you have the home, especially once any portion of the roof’s warranty expires.

Frequently Asked Questions About 20-Year-Old Roof Insurance Coverage

Does My Policy Automatically Exclude Coverage For A 20-Year-Old Roof?

No, but many policies reduce benefits or mandate ACV-only coverage at this milestone. Always read the roof endorsement or policy amendment.

Can I Still Get Full Replacement Cost Coverage On A 20-Year-Old Roof?

Rarely, unless the roof is made of premium materials (like metal or slate) and is in pristine condition, with documentation. Most insurers only cover the depreciated value at this stage.

If Insurance Won’t Cover My Roof, Will My Lender Still Fund My Mortgage?

Lenders require proof of insurance for your home’s full structure value. If you can’t insure the roof, the loan could be delayed or denied unless repairs or a replacement are completed.

How Much Will A Claim Pay Out For A 20-Year-Old Roof?

Expect actual cash value claims based on the depreciated value: a 20–25-year-old asphalt roof might be worth just 10–20% of the cost of a new roof.

Can I Replace Just Part Of An Old Roof To Reinstate Full Coverage?

Possibly—but insurers will often want an entire “section” or slope replaced, not just spot repairs. Verify with your provider before committing to partial work.

Key Takeaways For Insuring A 20-Year-Old Roof

• Insurance for roofs 20 years or older is limited and often based on actual cash value rather than full replacement cost.
• Maintenance and thorough documentation maximize your chances of approval and claim success.
• If denied coverage, explore specialty insurers or plan for replacement to restore eligibility.
• Proactive action can prevent gaps in coverage, unexpected out-of-pocket costs, and issues at home resale or refinancing.