Joe Dyton has been a professional writer since 1999. He's been writing about the auto insurance industry for 15 years and was an in-house marketing copywriter for GEICO for a decade. Learn more about Joe at joedyton.com.
Background working with banks and insurance companies
Sarah enjoys helping people find smarter ways to spend their money. She covers auto financing, banking, credit cards, credit health, insurance, and personal loans.
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Your homeowners insurance company may choose not to renew your homeowners policy at the end of the term if it deems your home’s roof is in poor condition. It’s very rare that your insurer would cancel your home insurance policy mid-term unless your roof was in really bad shape or you were behind on your payments.
Your roof’s age and materials factor into an insurance company’s decision of whether to renew your policy. But you may be able to prevent non-renewal with proper roof maintenance.
Learn about some roof-related reasons why your insurer may non-renew or cancel your policy, what to do if you lose home insurance, and how to keep your roof in good shape.
Reasons why a roof might cause cancellation
Home insurance companies sometimes cancel home insurance policies due to a roof’s condition. Here’s a closer look at some of the most common reasons why an insurer could cancel or decide not to renew your policy:[1]
Age: A home insurance company may hesitate to renew your policy if your roof is decades old and looks worn out.
Poor maintenance: Stay on top of roof repairs to keep it in working order (and keep your policy active). Routine maintenance, like cleaning your gutters, is also important.
Improper materials: Use newer roof materials when repairing your roof. Insurance companies often consider roofs made with outdated or unsafe materials as higher risk and are less likely to cover them.
Current damage: Insurers may deem roofs that are already cracked or missing shingles as high-risk or not insurable.
Claims history: Insurance companies view a home with prior roof-related insurance claims as a higher risk, and they may opt not to renew your policy.
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Why roof condition matters
The condition of your roof is a key factor in your insurer’s decision to end your homeowners insurance policy. Any of the following roof conditions could lead to loss of home insurance:
Leaks
A leaky roof can lead to a number of problems inside your house, including mold, water damage to the ceiling and walls, and your personal belongings — all of which can lead to future claims.
Bad insulation
A poorly insulated roof could lead to your home’s HVAC system working harder than necessary and needing replacement, or issues in extreme weather that lead to leaks or other damage.
Old age
Often, aging roofs are missing key pieces needed to protect the home or to keep the roof structurally sound.
Poor drainage
If your roof’s drainage system doesn’t work, water can pool on the shingles and weaken the roof’s structure. This can lead to leaks and mold growth.
Shape
Your roof’s design could make it more susceptible to damage. Gable (upside down v-shaped) roofs are vulnerable to wind damage, so they’re more expensive to insure.[2] Meanwhile, hip roofs have four sides. While they cost more to build, they’re wind resistant and could help lower your home insurance premium since they could better protect your home against a storm or other natural disasters.
What is considered an old roof?
In general, a 20-year-old roof is considered an older roof and may need to be inspected before an insurance company agrees to provide coverage. But years aren’t the only factor companies use to determine a roof’s true age.
Roofing material also matters. For instance, insurers may consider a 20-year-old asphalt roof old, but a metal roof generally has a lifespan that lasts between 40 and 70 years. Metal roofs are also fire-resistant and more durable, making them more attractive to home insurance companies.
What to do if your insurance is canceled
If your insurer cancels or non-renews your homeowners insurance policy because of your roof, you can take these steps:
Ask your insurer what’s specifically wrong with your roof.
Bring in a roofing expert to make the necessary repairs.
Record all the repairs to share with your insurer (or a new one) later.
Keep in touch with your insurance company as roof repairs are underway.
Get quotes from other home insurance companies in case your current insurer won’t renew your policy.
How to secure coverage
Being denied homeowners insurance due to the condition or age of your roof can be stressful. But after you’ve addressed the issue, you may be able to get coverage back with your home insurance company or shop around for new coverage.
It’s a good idea to compare rates from multiple insurers to ensure you get the best policy for your needs and budget.
If you can’t find standard insurance coverage, you can consider your state’s Fair Access to Insurance Requirements, or FAIR, Plan as a last resort. Certain private insurance companies participate in their state’s FAIR Plan insurance pool, and they share the burden of insuring high-risk homeowners. But FAIR Plans may offer limited coverage, and they typically have higher premiums than standard home insurance policies.
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How much does it cost to repair a roof?
The cost to repair a roof depends on what work you need done. For example, fixing a leak may cost just $200, while repairing a sagging roof could cost between $1,500 and $7,000.
Whether you need to repair your roof or replace it with a new roof will also significantly affect your budget. A roof repair may cost about $1,800, on average. A full roof replacement could run anywhere between $5,900 and $12,900.[3]
The following factors will also determine your roof repair cost:
Materials
Roof size
Type of roof
Time of year/weather conditions
Job type
Good to Know
While a metal roof may cost more than an asphalt one, the switch could save you up to 16% on your homeowners insurance premium, according to Insurify data.
Maintaining your roof
Take care of your roof to avoid having your homeowners insurance policy non-renewed. Having a well-maintained roof can help you keep your coverage while protecting your property. Here are a few things you can do to practice good roof maintenance:[4]
Keep your roof clean. Remove debris such as leaves and branches to keep your roof in good condition.
Seal your roof. Add sealant to protect your roof — as well as the inside of your home — from water.
Schedule proactive inspections. Don’t wait until your insurance company wants to look at your roof. Annual inspections can let you know about potential issues you need to address.
Clean the gutters. Unclog gutters to keep water away from your home’s foundation. Water can get stuck under your roof’s shingles and overflow onto your house’s siding if gutters get backed up.
Canceled home insurance FAQs
It’s a major inconvenience to lose homeowners insurance due to your roof. Here’s some additional information about roofs and home insurance to help you understand your coverage options.
Can an insurer cancel coverage because of your roof?
Yes, an insurer can cancel your homeowners insurance if you allow your roof to fall into serious disrepair. This typically happens if the insurance company feels your roof has become too big of a risk to insure. Cracked roofs, outdated materials, and age can all lead to cancellation. But it’s more likely the insurer will choose to not renew your policy rather than cancel it in the middle of your policy term.
What makes a roof uninsurable?
Home insurance companies might consider a roof uninsurable if it’s made of unsafe or old materials, has water damage, doesn’t drain properly, is 20 or more years old, or is cracked.
When is a roof too old for insurance?
A roof that’s 20 years old is often considered too old for homeowners insurance. Insurers view a bad roof as a risk due to the potential for issues that could lead to a roof replacement. But a roof made of a sturdier material, like metal, typically has a longer life — potentially up to 70 years.
What happens to your mortgage if your insurance is canceled?
In general, mortgage lenders require homeowners to carry home insurance. If your policy is canceled or not renewed, it’s important to act quickly to get coverage again. Otherwise, your lender could charge you for force-placed insurance at a much higher premium. But under federal law, it’s required to give you a cancellation notice 45 days in advance.
Joe Dyton has been a professional writer since 1999. He's been writing about the auto insurance industry for 15 years and was an in-house marketing copywriter for GEICO for a decade. Learn more about Joe at joedyton.com.
Background working with banks and insurance companies
Sarah enjoys helping people find smarter ways to spend their money. She covers auto financing, banking, credit cards, credit health, insurance, and personal loans.
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