Why roofs matter to insurers
The roof takes the brunt of wind, hail, snow and rain, so it is behind many home insurance claims. Carriers price it closely, and some decide whether to insure a home based largely on the roof's age and condition.
What carriers look at
- Roof age, often from permits or invoices
- Material, such as asphalt shingles, metal, tile or slate
- Condition, sometimes checked through photos or an inspection
- Roof shape, since some shapes handle wind better
- Your local weather risk, like hail or hurricanes
Replacement cost or actual cash value
With replacement cost, a covered roof claim pays to replace the damaged roof with similar new materials, minus your deductible. With actual cash value, the carrier subtracts depreciation for age first. On an older roof, that difference can be large.
Some policies pay the rest of the home at replacement cost but the roof at actual cash value or on a payment schedule. Check your declarations page and endorsements.
Roof age rules of thumb
These are general patterns, not rules. They vary widely by carrier, roof material and state.
- Under about 10 years: usually eligible for full replacement cost
- Around 10 to 15 years: some carriers start paying roofs at actual cash value
- Over about 20 years: may face higher rates, limits or trouble finding coverage
Materials matter
Metal roofs and impact-rated shingles hold up better in hail and can earn discounts in hail-prone areas. Tile and slate last a long time but can be costly to repair. Ask your agent how your material is priced before you choose a new roof.
Separate wind and hail deductibles
Many policies have a separate wind or hail deductible, sometimes a percentage of your dwelling coverage. Since roofs absorb most storm damage, this deductible often decides how much a roof claim actually pays you.
After you replace your roof
Send your agent the invoice showing the date, material and contractor. Your carrier may lower your premium, change how the roof is settled or open up options with other carriers. It is also a good moment to compare quotes, since a new roof can make your home appealing to carriers that would not have offered coverage before. CapCenter's licensed insurance agents can compare quotes from multiple carriers for you.