Getting a letter from your insurance company about your roof can feel like a punch in the gut. Many homeowners are finding out their homeowners insurance policies are at risk of non-renewal or even insurance cancellation because of the age or condition of their roof. It doesn’t always mean you’ve had a leak, but insurance companies see older roofs as a higher risk. The good news? You have options, and acting quickly can protect both your coverage and your home.
Important note: The information below is for homeowners in Maryland and is general in nature. It is not legal, financial, or insurance advice. Always confirm details with your carrier or agent.
Why Insurance Companies Might Cancel Your Homeowners Insurance
When your roof reaches a certain age, insurance companies view it as a liability that could lead to expensive claims, which is why they may choose not to renew your homeowners insurance policy.
Older Roofs Mean Higher Risk for Insurance Roof Claims
As a roof’s age increases, it becomes more vulnerable to leaks, storm damage, and costly issues, all of which increase the likelihood of an insurance claim. Even if your roof’s appearance looks fine from the ground, homeowners insurance carriers know that older materials don’t hold up as well. Once a roof’s lifespan passes 15 or 20 years, many carriers start looking for ways to reduce their risk and may drop their coverage.
The Role of Insurance Underwriting in Roof Non-renewals
Every insurance company has an underwriting department that sets the rules. They decide which roofs are “too old” or “too risky.” That’s why one neighbor might get cancelled while another keeps policy protection; each company sets its own cutoff.
Common Roof Age Cutoff for Insurance: 20 Years
Most insurers start raising concerns once a roof’s hits the 20-year mark. Asphalt shingles are usually the first to face non-renewals, while longer-lasting materials like metal or slate often remain insurable for much longer.Insurance carriers use roof age as one of their primary underwriting factors because statistical data shows that older roofs are significantly more likely to fail and generate claims
Getting a letter from your insurance company about your roof can feel like a punch in the gut. Many homeowners are finding out their homeowners insurance policies are at risk of non-renewal or even cancellation because of the age or roof condition. It doesn’t always mean you’ve had a leak, but insurance companies see older roofs as a higher risk. The good news? You have options, and acting quickly can protect both your policy coverage and your home.
Important note: The information below is for homeowners in Maryland and is general in nature. It is not legal, financial, or insurance advice. Always confirm details with your carrier or agent.
Why Insurance Companies Might Cancel Your Homeowners Insurance
When your roof reaches a certain age, insurance companies view it as a liability that could lead to expensive claims, which is why they may choose not to renew your homeowners insurance policy.
Older Roofs Mean Higher Risk for Insurance Roof Claims
As a roof’s age increases, it becomes more vulnerable to leaks, storm damage, and costly issues, all of which increase the likelihood of an insurance claim. Even if your roof’s appearance looks fine from the ground, homeowners insurance carriers know that older materials don’t hold up as well. Once a roof’s lifespan passes 15 or 20 years, many carriers start looking for ways to reduce their risk and may drop their coverage.
The Role of Insurance Underwriting in Roof Non-renewals
Every insurance company has an underwriting department that sets the rules. They decide which roofs are “too old” or “too risky.” That’s why one neighbor might get cancelled while another keeps policy protection; each company sets its own cutoff.
Common Roof Age Cutoff for Insurance: 20 Years
Most insurers start raising concerns once a roof’s hits the 20-year mark. Asphalt shingles are usually the first to face non-renewals, while longer-lasting materials like metal or slate often remain insurable for much longer.Insurance carriers use roof age as one of their primary underwriting factors because statistical data shows that older roofs are significantly more likely to fail and generate claims
What to Do if You Receive a Roof Insurance Cancellation Letter
Confirm The Roof Insurance Reason With Your Insurer
Read the letter carefully. Your insurance provider should explain why policy coverage is being dropped and how much time you have to respond. Understanding what your insurer found during their review helps you take the right next steps.
Schedule a Professional Roof Inspection for Insurance Approval
Don’t guess about the roof condition. A certified roofer like RoofPRO can inspect it, document its remaining life, and let you know if work or full replacement is needed. Inspecting your home’s exterior thoroughly ensures nothing gets missed.
Get Documentation of Roof Repair or Replacement
If work is done, keep records and photos. Insurers often require proof before reinstating or extending policy coverage. RoofPRO provides written documentation that shows your roof’s safety and readiness for years of protection.
Compare Roof Insurance Carriers if Needed
If your current company won’t budge, shop around. Some insurers are more flexible with roof’s age. A newer inspection report or certification can go a long way toward getting homeowners insurance coverage elsewhere.
Three Options if Your Homeowners Insurance Drops You
- Challenge With a Roof Certificate: A roof certification from a licensed roofer can show your roof is still in good shape and expected to last another 3–5 years. Many insurers will accept this.
- Find another carrier: If your current insurer won’t cover you, another home insurance company may. Not every insurer uses the same roof’s age cutoffs, and poor roof condition ranks differently across carriers.
- Upgrade your roof:If your roof’s lifespan truly is at the end, replacement may be the smartest move. It not only satisfies insurers but also protects your home, prevents future damage, and lowers the chance of expensive claims.
Signs Your Roof Could Trigger an Insurance Letter
Some signs of roof aging are obvious, while others are harder to catch without a closer look. Keep an eye out for:
- Curling, cracked, or missing shingles
- Nail pops or loose flashing
- Granules collecting in gutters or at the base of downspouts
- Visible leaks or water stains inside the home
- Damp insulation or musty odors in the attic
- Poor drainage or ponding water on flat sections
- Roofing systems approaching or past their expected lifespan
Noticing these warning signs early gives you time to repair or replace any issues before an insurance company decides it’s a risk.
How Proactive Roof Maintenance Protects Your Insurance Coverage
Annual Inspections for Roof Damage
Scheduling a yearly inspection is one of the smartest moves you can make as a homeowner. A professional roofer can spot loose flashing, worn sealant, or minor damage you might miss from the ground. Catching these small issues early often means a simple fix instead of a major leak that shortens your roof insurance lifespan and raises red flags with your homeowners insurance policy. Early detection of roof damage during annual inspections can prevent minor issues from becoming major problems that threaten your insurance coverage and cost thousands in repairs.
Cleaning Gutters And Drainage
Gutters do more than catch rain; they protect your entire home. When they’re clogged with leaves, granules, or debris, water has nowhere to go. It can spill over and rot the fascia, or in some cases, pull the gutters right off the house. If water backs up, it can seep under materials, leading to leaks and damage. Poor drainage can even send water down to your foundation, where it causes cracks or basement flooding. Keeping gutters clear ensures water flows safely away from your home, helping you avoid expensive claims and home insurance issues.
Keeping Records of Roof Upkeep
Keeping a simple file of inspection reports, receipts, and before-and-after photos pays off in the long run. You’ll always know when work was done, what materials were used, and who handled the work. That makes it easier to track your roof’s condition, plan for future upkeep, and spot patterns if small problems keep coming back. Having those records on hand also gives you peace of mind and helps you budget confidently for the years ahead while protecting your policy status.
The Consequences of Losing Home Insurance
Losing homeowners insurance doesn’t just leave your house exposed. Most lenders require coverage, and if your policy is dropped, they may put “force-placed” insurance on your home. This type of coverage is much more expensive, and it mainly protects the lender rather than you.
According to Maryland.gov, homeowners without insurance risk paying out of pocket for all work after a storm, hail, or major damage, especially if they’ve filed a roof claim previously. On top of that, lenders may require insurance that only covers their financial interest, leaving you with little protection for your own property. That’s why it’s important to address concerns early and secure proper homeowners insurance coverage before a cancellation turns into a costly problem. Understanding the top reasons insurers cancel homeowners policies helps you stay ahead of potential issues.
How to Find a New Home Insurance Company
If your insurer won’t reinstate coverage, don’t panic. In Maryland, there are still insurance companies that may be willing to write a policy. Each insurer has its own rules and conditions, so the key is to shop around and ask the right questions.
When comparing insurance roof policies, pay close attention to whether coverage is offered as Replacement Cost Value (RCV) or Actual Cash Value (ACV). An RCV policy typically provides more complete protection because it covers the full cost to replace your roof after a loss, while ACV only reimburses for its depreciated value. Understanding this difference helps you avoid surprises if you ever need to file claims.
FAQs About Home Insurance Policy
How much does it cost to repair or replace a roof?
It depends on the size, materials, and condition of your roof. In Maryland, most full replacements cost between $10,000 and $20,000. Repairs are cheaper but may only buy you time. If you’d like to receive an instant online roofing quote, check out our free online shingle roof replacement estimating tool.
Will insurance cover a 20-year-old roof?
Some carriers will insure older roofs, but many won’t. Once asphalt roofing hits the 20-year mark, most insurers view it as a high risk because shingles at that age are more likely to fail during storms. Metal and slate, on the other hand, tell a different story. A properly installed metal roof can often last 40–50 years or more, and slate can go well over 70 years. Because of their longevity, some insurers are more comfortable covering these materials for longer periods. Still, every company sets its own age limits, so it’s always worth asking how your roof type factors into their decision.
Is it hard to get insurance after being canceled?
It can be. But with documentation of repairs or new roofing material installed, you’ll have stronger options with new carriers.
Take Action Before Insurance Becomes a Problem
If you’ve received a non-renewal letter or are worried about your roof’s age, don’t wait. A quick inspection from RoofPRO can confirm your roof’s condition, provide documentation or certifications when appropriate, and outline the right next steps, whether that means repairs or full replacement. With an A+ rating from the Better Business Bureau and certifications from top manufacturers like Tamko, Owens Corning, and GAF, we bring the credibility and expertise Maryland homeowners can count on as they navigate inspections, documentation, or a potential policy cancellation.