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
Older Roofs Mean Higher Risk for Claims
As a roof ages, it becomes more vulnerable to leaks, storm damage, and costly repairs, all of which increase the likelihood of an insurance claim. Even if your roof looks fine from the ground, homeowners insurance companies know that older materials don’t hold up as well. Once a roof passes 15 or 20 years, many carriers start looking for ways to reduce their risk.
The Role of Underwriting in 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 dropped while another keeps coverage; each company sets its own cutoff.
Common Roof Age Cutoff of 20 Years
Most insurers start raising concerns once a roof 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.
What to Do if You Receive a Non-Renewal or Cancellation Letter
Confirm The Reason With Your Insurer
Read the letter carefully. Your insurance provider should explain why coverage is being dropped and how much time you have to respond.
Schedule a Professional Roof Inspection
Don’t guess about the condition of your roof. A certified roofer like RoofPRO can inspect it, document its remaining life, and let you know if roof repair or full replacement is needed.
Get Documentation of Repairs or Replacement
If work is done, keep records and photos. Insurers often require proof before reinstating or extending coverage. RoofPRO provides written documentation that shows your roof is safe and ready for years of protection.
Compare Insurance Carriers if Needed
If your current company won’t budge, shop around. Some insurers are more flexible with roof age. A newer inspection report or roof certification can go a long way toward getting 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 company may. Not every insurer uses the same roof-age cutoffs.
- Upgrade your roof: If your roof truly is at the end of its life, replacement may be the smartest move. It not only satisfies insurers but also protects your home, prevents future roof 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 Coverage
Annual Inspections for Roof Damage
Scheduling a yearly roof 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 repair instead of a major leak that shortens your roof’s life and raises red flags with your insurance company.
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 roofing 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 roof and home, helping you avoid expensive repairs and insurance issues.
Keeping Records of Roof Upkeep
Keeping a simple file of inspection reports, repair 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 repairs. 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.
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 repairs after a storm or major damage. 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 roofing concerns early and secure proper coverage before a cancellation turns into a costly problem.
How to Find a New Home Insurance Company
If your insurer won’t reinstate coverage, don’t panic. In Maryland, there are still 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 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 a claim.
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.