There’s no national rule. Each insurer sets its own roof-age guidelines, and they differ by state, by material, and by whether you’re buying a new policy or renewing one. But the pattern is consistent enough to plan around: for asphalt shingle roofs, 15 years is where many insurers start restricting coverage and 20 years is where many stop writing new policies. Tile and metal get more time.
Typical Roof Age Limits by Material
| Roof material | Where insurers commonly draw the line | Typical lifespan |
|---|---|---|
| Asphalt / composition shingle | 15 years in hurricane and hail states; 20 years elsewhere | 20–30 years (3-tab shorter than architectural) |
| Concrete or clay tile | About 25–30 years | 40+ years for the tile; underlayment sooner |
| Standing-seam metal | About 25–40 years | 40+ years |
| Flat / low-slope | Often restricted or case-by-case | 15–25 years |
| Wood shake | Restricted or declined in wildfire areas regardless of age | 20–30 years |
Examples: one Florida agency describes 15 years for shingle, 25–30 for tile and about 40 for metal as current carrier benchmarks; one Texas insurer’s published guidelines make composition roofs over 15 years ineligible when windstorm is included, 20 years without it, and accept standing-seam metal and tile up to 25 years in listed counties. Your insurer’s rules may differ.
What Changes as the Roof Ages
Roof age rarely flips coverage from yes to no in one step. More often, the protection narrows in stages:
| Roof age (shingle) | What insurers commonly do |
|---|---|
| Under 10 years | Full replacement-cost coverage; best rates; may qualify for roof-related discounts |
| 10–15 years | Replacement cost still common; some insurers add a roof payment schedule or require a photo or inspection at renewal |
| 15–20 years | Roof covered at actual cash value or on a payment schedule; wind/hail may be excluded or carry a separate deductible; inspection often required for new policies |
| 20+ years | Many insurers decline new policies; existing policies may be non-renewed unless an inspection shows remaining life |
The two changes that cost homeowners most are easy to miss in a renewal packet:
- Actual cash value (ACV) roof coverage pays the depreciated value of the roof, not the cost of a new one.
- Roof payment schedules pay a fixed percentage of the replacement cost based on the roof’s age and material, from a table in the endorsement.
The Texas Department of Insurance illustrates the difference with a $10,000 roof replacement after a covered storm and a $4,000 deductible:
| Roof age | Replacement cost policy pays | ACV of roof | ACV policy pays |
|---|---|---|---|
| 5 years | $6,000 | $8,500 | $4,500 |
| 10 years | $6,000 | $7,000 | $3,000 |
| 20 years | $6,000 | $4,000 | $0 |
Source: Texas Department of Insurance consumer example ($200,000 home, 2% deductible). Depreciation varies by insurer and roof condition.
At 20 years, the ACV of the roof can fall below a percentage deductible, so a total roof loss pays nothing. Check your declarations page for a line such as “roof surfacing payment schedule” or “actual cash value roof” — and do the math against your wind or hail deductible.
Florida: The 15-Year Roof Law
Florida is the one state with a specific statute. Under section 627.7011(5), Florida Statutes:
- An insurer may not refuse to issue or renew a homeowners policy on a home whose roof is less than 15 years old solely because of the roof’s age.
- For a roof 15 years or older, the insurer must let you have the roof inspected by an authorized inspector, at your expense, before requiring replacement.
- If the inspection shows 5 or more years of remaining useful life, the insurer may not refuse to issue or renew solely because of roof age.
A 2024 law (HB 1611) broadened who counts as an authorized inspector to include licensed roofing contractors. The statute limits refusals “solely” because of age; an insurer can still act on roof condition, and it can still offer ACV coverage on an older roof. Florida carriers commonly treat 15 years as the benchmark for shingle roofs, so if you’re approaching it, get the inspection before the renewal, not after a non-renewal notice. A new roof can also earn wind-mitigation discounts documented on Florida’s uniform mitigation verification form (OIR-B1-1802).
Will Insurance Cover a 20-Year-Old Roof?
If you already have a policy and disclosed the roof’s age accurately, a 20-year-old roof is generally covered against the perils in the policy — wind, hail, a fallen tree. Three limits apply:
- How it pays. If your policy has an ACV roof endorsement or payment schedule, a claim on an old roof may pay a fraction of the replacement cost, or nothing after the deductible.
- Wear and tear isn’t covered. Leaks from age, granule loss, and deterioration are maintenance, not sudden damage. On an old roof, adjusters look hard at whether damage was caused by the storm or was already there.
- Renewal. A claim on an old roof often prompts an inspection, and the insurer may require replacement to keep the policy.
For a new policy, a 20-year-old shingle roof narrows the market sharply. Expect to need an inspection, to accept ACV roof coverage or a wind exclusion, or to look at surplus-lines insurers or your state’s FAIR plan.
What to Do Before Your Roof Hits 15
- Know the date your insurer has on file. If it’s wrong or “unknown,” you may be rated on an older roof than you have. Here’s how to prove your roof’s age.
- Read the roof wording at each renewal — look for ACV, payment schedule, or cosmetic-damage exclusions.
- Get an inspection report showing condition and remaining useful life; it’s the document that keeps an older roof insurable.
- Price replacement against premium. A new roof can lower premiums, restore replacement-cost coverage, and widen the insurers willing to quote. Our home insurance calculator shows how much roof age moves a premium.
- If you’re buying a home, ask for the roof’s installation date and permit before the inspection contingency expires and get an insurance quote before closing.
Frequently Asked Questions
How old can a roof be to get homeowners insurance?
It depends on the insurer and material. Many insurers start restricting asphalt shingle roofs around 15 years, especially in hurricane and hail states, and many stop writing new policies on shingle roofs past about 20 years. Tile and metal roofs are commonly accepted to roughly 25 to 40 years. An inspection showing good condition can extend those limits.
How old can a roof be for insurance in Florida?
Under section 627.7011(5), Florida Statutes, an insurer may not refuse to issue or renew a homeowners policy solely because the roof is less than 15 years old. For roofs 15 or older, the homeowner can get an inspection at their own expense, and if it shows at least 5 years of remaining useful life, the insurer may not refuse coverage solely because of roof age.
Will insurance cover a 20-year-old roof?
An existing policy generally covers a 20-year-old roof against covered perils such as wind and hail if its age was disclosed. But many policies pay older roofs at actual cash value or on a payment schedule, which can leave little or nothing after the deductible, and wear and tear is never covered. New policies on 20-year-old shingle roofs are harder to find.
What is an ACV roof endorsement?
An actual cash value roof endorsement changes roof claims from replacement cost to depreciated value. In the Texas Department of Insurance example, a $10,000 roof replacement with a $4,000 deductible pays $6,000 on replacement cost, but $3,000 at 10 years and nothing at 20 years on an ACV basis.
Does a new roof lower home insurance?
Usually. A new roof can restore replacement-cost roof coverage, widen the number of insurers willing to quote, and qualify for roof or wind-mitigation discounts in some states. Send your insurer the dated invoice and permit so the roof age on file is updated.
This content is for informational purposes only and does not constitute insurance or legal advice. Roof eligibility rules are set by each insurer and change frequently, and state laws vary. Statutory references are to Florida Statutes as published in 2025; check for later amendments and confirm terms with your insurer or agent.