Why Insurance Carriers Are Suddenly So Obsessed With Your Roof (And What It Means For Your Home Insurance)

If you’ve recently been denied homeowners insurance or received a scary non-renewal notice in the mail, there’s a good chance your roof had something to do with it.

Nope, it’s not just you.

More and more, we’re seeing insurance carriers cracking down on roof age and condition — tightening guidelines, limiting coverage, or flat-out refusing to write policies for homes with older roofs.

As an independent insurance agency, we’re used to helping clients navigate changes in underwriting guidelines. But lately? Roofs are the hot topic. And with the frequency we’re getting questions about this trend, we figured it was time to break it down once and for all.

Here’s everything you need to know about why insurance companies are so focused on your roof, what it means for your home insurance, and how to protect yourself from a sudden policy denial or nonrenewal. 

Can insurance really be denied because of my roof?

In short: yes.

In fact, we’ve recently seen homeowners in Massachusetts and beyond receive letters from their insurance companies saying their policy is being non-renewed due to a roof that is too old or visibly worn.

Others have applied for new home insurance and been rejected before the inspection even happened, just because their roof is over a certain age.

So, if you’re wondering if this could happen to you — it absolutely could.

Why are insurance carriers so focused on roofs all of a sudden?

Home insurance is designed to protect against sudden and accidental losses, and roofs are often the first line of defense against those losses. Think about it — windstorms, hail, falling branches, ice dams, water damage: your roof takes a beating.

Over the past few years, the insurance industry has seen a sharp increase in roof-related claims, especially due to severe weather. As a result:

• Claims are more frequent
• Claim payouts are more expensive
• Carriers are losing money

To offset those losses, many companies have started tightening their underwriting rules and old or damaged roofs are one of the first places they’re drawing the line.

In many cases, insurance companies now consider a roof over 15 years old to be too high a risk — even if it hasn’t leaked. Some won’t write a policy at all unless the roof has been replaced. 

We’ve seen it firsthand. Several of our clients have been rejected by carriers for roofs that we thought were in perfectly good condition, but that doesn’t change the fact that it’s happening in the industry. 

How do insurance companies assess roofs?

Insurance companies use several tactics to assess roofs and fortunately for them (unfortunately for you), it’s gotten much easier thanks to technology. 

Primarily, to determine age and condition, insurance companies use:

• Public records
• Aerial imaging (such as satellites or drones)

Some carriers are even beginning to use AI-powered inspection tools. This means, now more than ever, they can often determine the age and condition of your roof without ever stepping foot on your property. That means even if you think your roof looks "fine," the carrier might see curling shingles, patches, or discoloration and consider it a red flag. 

What can I do if this happens to me?

Here’s the good news: even if your roof is a bit on the older side, you still have options.

• Talk to your agent: If your current carrier is cracking down on roof age, your agent may be able to find you another carrier with more flexible guidelines.
• Keep up with maintenance: Patch leaks, replace damaged shingles, and keep documentation. If you’ve had work done recently, save receipts and inspection reports — they can help your case.
• Know your roof’s actual age: If you don’t know when your roof was installed, try checking your home’s permit history, asking the previous owner, or hiring a licensed roofer to give an estimate.
• Plan ahead for replacement: If your roof is 15-20+ years old, it may be time to start budgeting for a replacement. It’s a big investment — but one that protects your home and your ability to get insurance. And at some point your insurance company may ask you to replace it. 

Bottom line: your roof matters more than ever

We get it — this trend is frustrating. It feels like one more thing working against homeowners. 

But we’re here to help. If you’re running into this issue, we always recommend working with an independent insurance agency like us who can look for the best option for you among several carriers.

For help finding the right agency for you, check out this article: What to Look For when Selecting an Insurance Agency or Company. And if you’re located in Massachusetts and think we may be the right fit for you, reach out and get a quote.