Homeowner guide
How roof age affects your home insurance
In hail and wind country, the roof often decides whether a home is insurable, how it is priced, and how a claim is paid.
Why the roof matters so much
Wind and hail are among the largest sources of homeowners losses in states like Texas, Arkansas, South Dakota, and Indiana. The roof takes those hits first, and when it fails, water damage follows inside. Insurers price that risk directly through roof age, material, shape, and condition.
What insurers ask
- Year the roof was installed or last replaced
- Material: asphalt, architectural shingle, metal, tile, slate, wood shake
- Number of layers
- Shape: hip roofs typically perform better in wind than gable roofs
- Impact rating, such as UL 2218 Class 4
- Visible wear, missing shingles, or prior repairs
How an older roof changes your policy
Depending on the insurer and state, an older roof may lead to actual cash value settlement on the roof only, a roof payment schedule that pays a declining percentage as the roof ages, a higher wind or hail deductible, cosmetic damage exclusions, or a declined application. These provisions can greatly reduce what you receive after a hail storm.
Materials and impact resistance
Impact-resistant shingles tested to UL 2218 Class 4 resist hail better than standard shingles, and some states and insurers offer premium credits for them. Metal roofs handle hail and wind well but may come with cosmetic damage exclusions. Tile and slate are durable but heavy and expensive to repair.
Documentation that helps
- Roofing contract and invoice with installation date
- Manufacturer and product name, including impact rating
- Permit and final inspection records
- Photos of the finished roof
Before you replace a roof
Ask your insurer which materials earn credits, whether an inspection is required afterward, and how quickly to send paperwork. Then send it, so the update is reflected at renewal.
Keep reading
- Homeowners insurance cost by state
- HO-3 vs. HO-5
- Replacement cost vs. actual cash value
- Roof age and home insurance
- Wind and hail deductibles
Find your state
Frequently asked questions
How old is too old for a roof?
There is no universal cutoff. Many insurers begin limiting coverage or changing settlement terms on asphalt shingle roofs somewhere between 10 and 20 years old, and some decline new policies on older roofs.
Will a new roof lower my premium?
Often, yes. A new roof can reduce the base rate, avoid actual cash value roof settlement, and qualify for impact-resistance discounts where available.
What is a cosmetic damage exclusion?
It excludes dents or marks on roofing, often metal, that do not affect the roof's ability to keep out water.
Reviewed and updated October 15, 2026 · Our research methods