Getting a letter from your insurance company saying you need a new roof can feel overwhelming. But do you really have to replace it now, or are there options? The answer depends on your roof’s age, condition, and inspection report.
Insurers often require replacement when shingles show granule loss, the roof is over 15–20 years old, or maintenance has been neglected. They see these as risks that can lead to leaks, storm damage, and costly claims.
This guide by Relentless Roofing Co. explains why insurers care about your roof, what granule loss means, how roof age impacts coverage, and what to do if told to replace your roof. You’ll also learn how to appeal, get a second opinion, and keep your homeowners insurance active without paying for unnecessary work.
Why Do Insurance Companies Care About the State of the Roof?
Insurance companies care about your roof because:
- It protects the home – A weak roof can lead to major water leaks and structural damage.
- It drives claims costs – Roof damage is one of the top reasons for large payouts.
- It signals risk – An old or poorly maintained roof is more likely to fail during storms.
From their side, replacing an aging roof reduces risk and future claims. From your side, it can feel like they’re forcing an unnecessary expense. Understanding this difference helps you prepare before coverage gets canceled.
What Is Granule Loss and How Does It Affect Shingle Life?
Granule loss happens when the tiny, sand-like particles on asphalt shingles wear away. These granules protect the roof from UV rays, water damage, and fire risks. Over time, storms, hail, and normal aging cause them to loosen and wash into gutters.
When shingles lose too many granules, they become brittle, discolored, and less effective at protecting your home. Insurers see heavy granule loss as a warning sign that the roof is near the end of its life, which can affect your homeowners insurance coverage.
Tip: If you notice bald spots on shingles or granules piling in gutters, schedule a roof inspection. Catching the problem early may help extend shingle life and prevent your insurer from requiring a full roof replacement.
Can an Insurance Company Force You to Replace Your Roof?
Many homeowners wonder: can my insurance company really make me replace my roof? The short answer is no, they can’t legally force you, but they can pressure you by limiting or canceling your coverage.
What Insurers Can Do
- Refuse renewal if the roof is too old or damaged
- Exclude roof coverage from your policy
- Raise premiums to reflect higher risk
Why They Require Replacement?
Old roofs with granule loss, missing shingles, or leaks increase the chance of costly claims. By demanding replacement, insurers protect themselves from future payouts.
Your Options
- Ask for inspection photos and documentation
- Get an independent roofing inspection
- Share maintenance records to prove the roof is sound
- Compare quotes from other insurance providers
Bottom line: An insurer can’t force you to hire a contractor, but they can make a new roof the condition for keeping your homeowners insurance active.
How Does Roof Age Factor Into Insurance Coverage?
Insurance companies use roof age as a key factor when deciding coverage. Older roofs are more likely to leak, lose shingles, or suffer storm damage, which means higher claim costs. That’s why policies often set strict age rules.
Roof Age Benchmarks Most Insurers Follow
| Roof Age | How Insurers Respond |
| 0–10 years | Safe, full coverage available |
| 11–15 years | May require inspection or proof of maintenance |
| 16–20 years | Coverage may shift to ACV (depreciated value) |
| 20+ years | Many insurers won’t cover, replacement often required |
Why Roof Age Matters
- Older roofs are often labeled as wear and tear, not storm damage.
- Policies may shift to ACV, leaving you with a smaller payout.
- Many insurers won’t renew coverage once a roof passes 20 years.
Tip: If your roof is nearing 20 years, get an inspection and keep maintenance records to protect your homeowners insurance.
What Happens When a Homeowner Is Told Roof Replacement Is Required?
Here’s a step-by-step action plan if you receive a notice:
- Read the letter carefully – Identify the reason (age, granule loss, missing shingles).
- Request documentation – Ask for photos or inspection reports.
- Hire a licensed roofer – Get an independent inspection with photos.
- Compare findings – If your roofer says the roof is fine, send that report to your insurer.
- Decide next steps – Replace, appeal, or shop for a new provider.
This way, you stay in control instead of rushing into a costly replacement.
You may also read: Insurance Paid for a New Roof But It Looks Fine – What Should You Do?
What Options Exist to Appeal or Get a Second Opinion?
If your insurance company says you need a new roof, you don’t have to accept it right away. Start by asking for documentation such as photos or the inspection report that led to their decision. Then, hire a licensed roofing contractor for an independent inspection. A professional report with photos can often show that your roof still has life left.
You should also provide proof of maintenance, like repair receipts or gutter cleaning records, to strengthen your case. If you still disagree, file an appeal with your insurer or contact your state’s insurance regulator. And if your current provider refuses to adjust, compare quotes from other companies that may offer coverage for your roof.
Keeping records of inspections, photos, and repairs gives you valuable leverage when negotiating with insurance companies and helps protect your homeowners insurance coverage.
Does Homeowners Insurance Cover Roof Damage From Storms or Hail?
Most homeowners insurance policies cover sudden roof damage from storms or hail, but they don’t cover aging or neglect. Understanding this difference helps avoid claim denials.
Typically Covered
- Wind damage: Shingles ripped off during strong winds
- Hail strikes: Cracks, dents, or missing granules
- Falling objects: Tree branches or debris from a storm
Usually Not Covered
- Wear and tear: Natural aging of shingles
- Poor maintenance: Clogged gutters, ignored leaks, or broken shingles
- Gradual deterioration: Long-term granule loss or sagging
Key point: Insurance covers sudden events, not old age. Claims on an older roof may be denied if the damage is blamed on wear and tear instead of the storm.
How Do Insurance Companies Handle an Old Roof?
Insurance companies usually deal with older roofs in two ways. Many switch coverage to ACV (Actual Cash Value), which only pays the depreciated amount. For example, a 20-year-old roof may only get 20–30% of its replacement cost.
Some insurers may still offer RCV (Replacement Cost Value), which pays the full replacement cost, but this is often limited to newer roofs in good condition. Once a roof ages past 15–20 years, it’s common for insurers to downgrade coverage to ACV.
This means homeowners with older roofs often pay most of the replacement bill themselves. To protect coverage, share inspection reports, photos, and receipts that show your roof is maintained. Good records can help extend your homeowners insurance benefits.
You may also read: Should You File a Wind or Hail Claim on a 20‑Year‑Old Roof?
What Steps Should a Homeowner Take When the Roof Is Damaged?
Use this checklist after storm damage:
- Take clear photos of the damage and surroundings
- Cover leaks with a tarp to prevent further water intrusion
- Save receipts for temporary repairs
- Contact your insurance company to file a claim
- Get at least 2–3 roofing contractor quotes
This organized approach ensures your insurance claim process goes smoothly and avoids denial for “failure to mitigate damage.”
How Does the Roof Insurance Claim Process Work?
Filing a roof insurance claim can feel overwhelming, but knowing the steps makes it easier. Insurance companies follow a process to decide if they’ll cover repairs or a full replacement. Here’s how it usually works:
Step 1: File a Claim
Report roof damage to your insurance company as soon as possible. Share details of the storm and submit photos. Quick action helps avoid delays or denials.
Step 2: Adjuster Inspection
An insurance adjuster will inspect the roof. Their job is to confirm if damage came from a covered event like hail or wind, or from normal wear and tear. The adjuster’s report is key to your claim outcome.
Step 3: Claim Decision
- If approved: You’ll receive payment based on your policy — either RCV (Replacement Cost Value) or ACV (Actual Cash Value) — and then a contractor completes the work.
- If denied: Insurers usually cite age or poor maintenance. You can appeal, request an independent inspection, or cover repairs yourself.
Timeline to Expect
Most roof claims take 2–6 weeks, depending on adjuster availability and insurer response times. Keeping records, photos, and contractor quotes ready can help speed things up.
You may also read: The Ultimate Guide to Filing a Roofing Insurance Claim
What Role Does a Roofing Contractor Play in Roof Insurance Claims?
A roofing contractor is more than just a builder. In an insurance claim, they act as your advocate by creating inspection reports with photos. These reports show the roof’s condition and help the insurer decide if damage came from a storm or normal wear.
Contractors also meet the insurance adjuster on-site. They point out hidden damage, explain repair versus replacement costs, and make sure the adjuster sees the full scope of the problem.
Finally, a qualified roofer ensures all work meets building codes and insurance requirements. Be cautious of anyone promising “free roofs.” Always verify licenses, insurance, and references to protect your homeowners insurance claim.
What Are Typical Insurer Requirements in Michiana?
Because of heavy snow, hail, and ice, insurers in Michiana are stricter than many regions. Common requirements include:
- Roofs over 15–20 years often moved to ACV or excluded from coverage
- Proof of maintenance (inspection reports, repair receipts)
- Immediate repair or replacement if leaks, sagging, or missing shingles are noted
- Recommendations for Class 3 or 4 impact-resistant shingles for hail-prone areas
Knowing local insurer expectations helps you avoid sudden policy cancellations.
How to Maintain Your Roof to Avoid Insurance Problems
Think of this as your roof care routine:
- Annual Inspections: Schedule once per year and after major storms.
- Quick Repairs: Replace missing shingles and seal small leaks immediately.
- Gutter Cleaning: Keep water flowing to prevent ice dams and rot.
- Tree Trimming: Remove overhanging branches that can fall during storms.
- Documentation: Save photos and receipts to prove maintenance.
A roof that looks well-maintained is less likely to be flagged by insurers, even if it’s older.
You may also read: How to Extend the Life of Your Roof with Regular Maintenance?
Conclusion
Dealing with an insurance company that says you need a new roof can feel stressful, but it doesn’t always mean immediate replacement. Understanding how insurers view roof age, granule loss, and maintenance gives you more control. By keeping good records, getting independent inspections, and knowing your policy terms, you can protect your home and your homeowners insurance coverage without rushing into unnecessary costs.
Key Takeaway
- Insurance companies focus on risk, not just age.
- Granule loss and poor maintenance are major red flags.
- Roofs over 20 years often face reduced coverage or non-renewal.
- Independent inspections and maintenance records can help you appeal.
- Staying proactive keeps your roof covered and your insurance policy secure.
FAQs
1. Can insurance companies force you to get a new roof?
No, but they can drop or limit your coverage.
2. Why did my homeowners insurance drop me because of my roof?
Because of age, visible damage, or poor maintenance.
3. How to negotiate roof replacement with insurance?
Provide independent inspection reports and repair records.
4. What is the 80% rule in homeowners insurance?
You must insure at least 80% of your home’s value to receive full replacement coverage.
5. What should I do if my insurance company says my roof is too old?
Request photos, get a second opinion, and provide proof of maintenance.
