Will Insurance Cover a 20-Year-Old Roof?

If your roof has reached 20 years, you’ve already gotten solid use from it. But as your roof ages, your insurance company starts to take a closer look. Many homeowners are surprised when they learn their coverage has changed or even been reduced because of their roof’s age.

So, will insurance still cover a 20-year-old roof? Let’s break it down so you know what to expect and how to protect your home.

HOW ROOF AGE AFFECTS COVERAGE

Insurance companies see older roofs as higher risks. The older your roof is, the more likely it is to leak or get damaged during a storm. Because of this, insurance companies often change how they handle coverage once your roof reaches 15–20 years.

Some insurers stop offering coverage altogether if your roof is 20 years old or older. Others may still insure it, but only under certain conditions like passing an inspection or switching to an Actual Cash Value (ACV) policy.

An ACV policy means the insurance company will only pay what your roof is worth at the time of damage, not what it costs to replace it new. So, if your 20-year-old roof is damaged, you’ll only get a fraction of the replacement cost.

On the other hand, if your roof is newer or in great condition, your insurer may still offer a Replacement Cost Value (RCV) policy, which covers a full replacement. But as your roof ages, this type of coverage becomes less likely.

What Types of Roof Damage Does Insurance Usually Cover?

Insurance only covers damage caused by specific events, known as covered perils. These include storms, hail, wind, falling trees, or fire.

For example:

• If a windstorm tears off shingles, that’s usually covered.

• If hail dents or cracks your roof, that’s covered too.

• If a tree falls on your roof, your insurer should pay for repairs.

However, insurance won’t cover damage caused by normal wear and tear or neglect. If your shingles curl, crack, or leak simply because the roof is old, that’s not a valid claim.

In short, insurance covers sudden, accidental damage not problems that develop over time.

Does Age Alone Disqualify a Roof?

Not always, but it can. Some insurance companies have strict rules about roof age. They may refuse to cover any roof that’s 20 years old, even if it looks fine. Others decide based on the results of an inspection.

If the roof passes, you might get limited coverage. If not, they may deny coverage until the roof is replaced.

It all depends on the insurer’s policy and your roof’s condition. Even if your roof isn’t leaking, its age might still make your insurance company see it as a risk.

That’s why it’s smart to keep maintenance records and inspection reports. These can help prove your roof is still in good shape if your insurance company asks for proof.

How Does the Roofing Material Affect Insurance Coverage on a 20-Year-Old Roof?

Roofing materials age at different rates. A 20-year-old asphalt shingle roof is considered old, but a 20-year-old metal or tile roof is still middle-aged.

Asphalt shingles—the most common roofing material—usually last 20 to 25 years. Once your asphalt roof hits 20 years, most insurers will see it as near the end of its life. Coverage may be limited or denied.

Metal roofs, on the other hand, can last 40–70 years. If your metal roof is 20 years old, most insurance companies will still consider it in good condition and eligible for full coverage.

Tile and slate roofs can last even longer—sometimes over 75 years. A 20-year-old tile roof is still young in insurance terms.

So, your roof’s material plays a big role in whether it remains insurable at 20 years old.

Will Insurance Pay for a Full Roof Replacement?

That depends on the type of policy you have and the cause of the damage.

If you have a Replacement Cost Value (RCV) policy and your roof is damaged by a covered peril, your insurer should pay to replace it with new materials of the same type.

If you have an Actual Cash Value (ACV) policy, your payout will be reduced based on depreciation. That means you’ll get less money for an older roof because it’s worth less today than when it was new.

For example, if your 20-year-old roof costs $12,000 to replace but the insurer says it has only $2,000 of value left, that’s all you’ll get. The rest is up to you to cover out of pocket.

That’s why knowing your policy type is so important. Many homeowners assume they have full replacement coverage when they don’t.

What Kind of Roof Damage Does Insurance Actually Cover?

Insurance will only help if the damage is sudden and caused by a covered event. Here are a few examples:

• Wind damage: Shingles ripped off or loosened by high winds.

• Hail damage: Cracked, dented, or bruised shingles from hail impact.

• Fallen debris: A branch or tree causing visible damage.

• Fire or lightning damage: Direct impact that burns or splits roofing material.

But if your roof leaks because it’s simply old or poorly maintained, that’s not covered.

In short, insurance helps with unexpected accidents, not age-related wear.

WHAT TO DO IF YOU’RE DENIED COVERAGE

If your insurance company denies coverage because of your roof’s age, don’t panic. There are still steps you can take.

1. Request a roof inspection. A professional roofer can document the roof’s current condition. If it’s still in good shape, share this report with your insurer.

2. Ask about limited coverage options. Some insurers may still offer ACV coverage for older roofs. While it’s not ideal, it’s better than no coverage at all.

3. Shop for other insurance providers. Not all companies have the same rules. You may find another insurer willing to cover your roof.

4. Plan for replacement. If your roof is 20 years old, replacement is coming sooner or later. Updating your roof now can help lower premiums and ensure full coverage.

A 20-year-old roof doesn’t always mean you’ll lose insurance coverage, but it does make things more complicated. How your insurer handles it depends on your roof’s condition, the materials used, and your policy type.

If your roof is reaching that age, get it inspected, review your policy, and talk to your insurance agent. Staying proactive helps you avoid surprises and protects your home from sudden expenses.

When in doubt, always ask questions and get clarity. Knowing where your coverage stands is the best way to make informed decisions about your roof and your home’s safety.