Will my insurance pay for a new roof if mine is 20 years old?

Only if a covered event like hail or wind damaged it, and then it depends on your coverage. With replacement cost coverage, age doesn't reduce the payment. With actual cash value, depreciation can shrink it, and in TDI's example a 20-year-old roof gets nothing once the deductible is subtracted.

Why did my insurer switch my roof to actual cash value?

Some Texas insurers move older roofs to actual cash value coverage, often at renewal. TDI says your company should tell you when it changes your coverage. Check your renewal paperwork, and ask your agent whether a newer or impact-resistant roof would change it back.

Why did I only get part of the money for my roof claim?

With replacement cost coverage, Texas insurers commonly pay in two checks. The first is a partial payment, and the rest comes after you've started repairs. Texas law also requires proof that you paid your deductible before the insurer pays the replacement cost.

Can my insurance company drop me because of my roof?

TDI says insurers inspect the roof when you apply and may charge more or refuse to insure based on what they see. If you get a notice about your roof, ask the insurer exactly what it found. The Texas Department of Insurance answers questions at 800-252-3439.

Does insurance cover a roof leak from old age?

Generally no. Homeowners insurance pays for sudden damage from a covered event, not for wear. A leak from an aging roof is usually a repair you pay for. If a storm caused the leak, report it to your insurer and ask what they need.

Will insurance cover an older roof in Texas?

This explains how coverage generally works in Texas. It isn’t advice on your claim. Your policy and your insurer decide what’s covered, and the Texas Department of Insurance (800-252-3439) can answer questions.

Insurance covers sudden damage to an older roof, not the roof wearing out. An old roof hit by hail can still be a covered claim. What the roof’s age changes is how much the policy pays, and that comes down to one line on your declarations page: replacement cost or actual cash value.

Does insurance pay for a roof just because it’s old?

No. The Texas Department of Insurance is plain about it: your insurer won’t pay for a new roof just because it’s old or worn out. Homeowners insurance pays when a covered event damages the roof, such as hail, wind or a falling tree. If the roof is simply at the end of its life, replacing it is a homeowner cost.

Replacement cost or actual cash value: which do I have?

Look at your declarations page or ask your agent which one covers your roof.

Replacement cost pays what it costs to repair or replace the roof at today’s prices, minus your deductible, regardless of the roof’s age.
Actual cash value pays the roof’s depreciated value, minus your deductible. The older the roof, the less it pays.

The Texas Department of Insurance gives an example: a $10,000 roof replacement with a $4,000 deductible. A replacement cost policy pays $6,000 whether the roof is 5 or 20 years old. An actual cash value policy pays $4,500 on a 5-year-old roof, $3,000 on a 10-year-old roof, and nothing on a 20-year-old roof, because the depreciated value never gets past the deductible.

Can my insurer change my roof coverage as it ages?

Yes. As roofs age, some companies switch roof coverage to actual cash value, often at renewal, and TDI says your company should tell you when it changes your coverage. Insurers also inspect the roof when you apply, and may charge more or decline to cover a roof in poor condition. Read your renewal paperwork for changes to roof coverage.

How the money usually arrives

With replacement cost coverage, TDI says the insurer pays in two checks: a first, partial payment, and the rest after you’ve started repairs. Texas law requires proof that you paid your deductible before the insurer pays replacement cost. If you have a mortgage, the check may be made out to your lender too.

Is my hail deductible different?

It may be. Wind and hail deductibles are often separate from your other deductible, and some are a percentage of your home’s insured value rather than a flat dollar amount, so you could pay more out of pocket after a storm. Ask your agent what yours is before hail season.

What helps an older roof stay insurable?

TDI’s own maintenance list: trim limbs hanging over the roof, check for missing or damaged shingles after storms, check the chimney for loose bricks, keep gutters clean, and have the roof inspected every few years so problems are found early.

Does a new roof lower your premium?

It can. Many Texas insurers give a discount for impact-resistant roofing, and some price policies partly on roof age. Ask your agent for their numbers before you choose materials. See Are Class 4 impact-resistant shingles worth it in Texas?.