How to Get Homeowners Insurance with a Bad Roof
Finding out your insurance is being canceled because of your roof can be frustrating, confusing, and stressful—especially when options feel limited. But you're not alone, and there are clear steps you can take.
Many homeowners are surprised to find their insurance policy denied, canceled, or non-renewed due to the condition of their roof. While homeowners insurance exists to protect your home in the event of a major loss, it also requires that you maintain your property—and that includes the roof. So, what can you do if your roof is old, damaged, or no longer up to code?
In this guide, we'll explore how roof condition affects your insurance options, how to improve your chances of qualifying, and what steps to take if you've been denied, dropped, or had your homeowners insurance canceled because of your roof.
Why Roof Condition Matters to Insurers
Your roof is the first line of defense against the elements, and it plays a major role in how insurers assess risk. An aging or deteriorated roof increases the likelihood of leaks, structural damage, and storm-related losses—all of which could result in costly claims.
Insurance companies evaluate roof condition during initial policy approvals and at renewal time. If your roof shows signs of wear or hasn't been replaced in decades, you may be denied coverage, face significantly higher premiums, or receive a cancellation or non-renewal notice.
Having your homeowners insurance canceled because of roof concerns is more common than you might think, especially in regions where storms and extreme weather are frequent. Some insurers now use aerial imagery and AI-based tools to flag roofs they consider high-risk—sometimes without ever stepping foot on your property.
Homeowners Insurance Canceled Because of Roof? What to Do Next
If your homeowners insurance has already been canceled because of roof issues, don’t panic—there are still options. Acting quickly and decisively can make a big difference in restoring your coverage or securing a new policy. Here's what you should do:
Contact the Insurer Immediately
Ask for detailed reasoning behind the cancellation. Find out if there’s a grace period that allows you to make roof repairs and reinstate the policy.
Get Quotes from Other Providers
Work with an independent insurance agent to compare quotes from carriers that specialize in insuring older or high-risk homes. Some companies are more flexible than others.
Make Targeted Repairs or Upgrades
If full roof replacement isn’t feasible right away, start with key repairs—such as fixing leaks, replacing damaged shingles, or improving ventilation—to demonstrate your commitment to property upkeep.
Explore Roof Replacement Options
A new roof is often the fastest route to reinstating full coverage. Many insurers reward homeowners with lower premiums after upgrades.
Look into FAIR Plans or High-Risk Carriers
Fair Access to Insurance Requirements (FAIR) Plans are designed for homeowners who can’t get standard coverage. These plans can serve as a temporary solution while you work toward a permanent fix.
Can't Get Homeowners Insurance Because of Your Roof?
Roofing tools on a rooftop.
If you think you can’t get homeowners insurance because of your roof, think again. You absolutely can!
If you've been denied coverage or had your homeowners insurance canceled because of roof issues, you're not out of options. Acting quickly and strategically can help you turn things around. Here are some practical steps to explore:
1. Get a Professional Roof Inspection
A certified roof inspection can provide documentation of your roof’s actual condition. If the issues are minor, this report may be enough to convince your insurer to reinstate or approve your policy.
2. Request Written Justification
Always ask the insurance company to provide a written explanation for the denial or cancellation. In some cases, vague concerns or outdated data could be resolved with photos or recent repair records.
3. Shop Around for More Flexible Insurers
Not all insurers use the same criteria to assess risk. Work with an independent insurance agent who understands which companies are more accommodating of older or imperfect roofs.
4. Check State and Government Assistance Programs
In areas where home insurance cancellations are common, some states offer programs or FAIR (Fair Access to Insurance Requirements) plans that provide basic coverage when private insurers won’t.
5. Explore Temporary or High-Risk Coverage
Specialty insurance providers sometimes offer limited or high-risk policies as a stop-gap until repairs or a replacement roof can be completed. These may cost more, but they can protect you from lapses in coverage during this transition period.
What Roof Features Affect Insurance Approval?
Insurance underwriters look at more than just the age of your roof. They evaluate multiple characteristics that could pose a risk to the home or affect future claims. These features help them determine if your roof meets underwriting requirements for a standard policy or if additional restrictions or premiums are needed.
Here are several roof features that may influence an insurance company’s decision:
Age
Most insurers begin to scrutinize roofs over 15–20 years old, even if they appear to be in decent condition. Some carriers may automatically deny or limit coverage for roofs past a certain age.
Material Type
Different roofing materials offer varying levels of durability and risk. Asphalt shingles, metal, tile, and synthetic shakes all have different lifespans and resistance to damage. Insurers may prefer impact-resistant materials that hold up better in storms.
Current Condition
Underwriters look for signs of wear and tear, such as sagging, curling or missing shingles, water ponding, or soft spots. Any visible damage could be considered a liability.
Installation Quality & Ventilation
A properly installed roof with modern underlayment and adequate ventilation reduces the risk of internal moisture buildup and structural issues—two major concerns for insurers.
Fire and Impact Ratings
Roofs with Class A fire ratings and Class 4 impact ratings are seen as safer bets, especially in areas prone to wildfires or hail.
Weather & Climate Zone
Homes located in regions prone to hurricanes, hail, heavy snow, or wildfires may be subject to stricter requirements. Your roof must be able to withstand the typical weather events in your geographic area.
Roof Pitch and Drainage
Flat or low-slope roofs may be more susceptible to pooling water, which increases the likelihood of leaks and long-term damage. Steep-sloped roofs with good drainage are often preferred.
Being proactive about your roof's features and maintenance can improve your chances of qualifying for coverage—and may even lower your premiums.
Homeowners Insurance for Older Roofs: What to Know
Some companies specialize in offering homeowners insurance for older roofs. However, you should be aware:
Premiums May Be Higher: Insurers offset the risk with increased costs.
Coverage May Be Limited: ACV (actual cash value) means you won’t get full replacement value after a loss.
Roof Inspections Are Required: You may need to prove your roof is in functional condition.
Renewals Aren't Guaranteed: If your roof continues to age or deteriorate, the insurer may drop you.
Can I Get Homeowners Insurance with an Old Roof?
Yes, but it can be difficult. Many insurers place age limits on roofs they will insure—typically 15 to 20 years, depending on the material. If your roof is older than that, you may still get insurance, but:
Your coverage may be limited to actual cash value (ACV) instead of replacement cost.
Some insurers may add a roof exclusion or deny wind/hail coverage.
You may be required to complete repairs or replacement before the policy is renewed. The condition matters just as much as the age. A well-maintained 20-year-old roof may still qualify, while a 10-year-old roof with damage may be denied.
How CeDUR Can Help You Avoid Roof-Related Insurance Issues
A home in the Colorado mountains that has CeDUR’s Walden synthetic shake shingles, installed by Horn Brothers Roofing.
One of the best long-term solutions is to upgrade to a roof material that satisfies insurers from the start. CeDUR synthetic cedar shakes are a premium option that combines beauty with performance—and offers many advantages when it comes to homeowners insurance with an old roof or at risk of cancellation.
Class A Fire Rated: Lower fire risk means better insurability.
Class 4 Impact Rated: Resists hail and debris, reducing storm-related claims.
High Wind Resistance: Tested to withstand up to 115 mph winds.
Fade & Rot Resistant: Maintains appearance and integrity over decades.
Long Lifespan: Durable roofs are favored by insurance companies.
By replacing your old or failing roof with a CeDUR roofing system, you may be able to restore your insurance coverage, reduce your premiums, and avoid future non-renewal notices.
FAQs
Can I get homeowners insurance with a 20-year-old roof?
It depends on the material and condition. A well-maintained 20-year-old roof may still be insurable with some carriers.
Will insurance cover roof replacement?
If the damage is from a covered event (like hail or wind), and the policy includes replacement cost coverage, then yes.
What happens if my policy is canceled due to the roof?
You may need to repair or replace the roof before getting new coverage. Specialty insurers or state programs may help temporarily.
Can I get homeowners insurance with a bad roof?
Yes, but options may be limited. You'll likely need to work with a high-risk insurer or make repairs before securing full coverage.
How do I know if my roof caused my insurance cancellation?
Insurers typically send a cancellation notice with the reason. You can also contact them directly for clarification and next steps.
Protecting Your Coverage When Roof Concerns Arise
An old or damaged roof can be a major hurdle when it comes to securing or keeping homeowners insurance—but there are ways to work around it. Whether you’re shopping for a new policy or trying to avoid cancellation, the key is knowing your roof’s condition, documenting everything, and choosing materials that give insurers peace of mind.
Upgrading to a high-performance roofing product like CeDUR can make a significant difference in your home’s insurability, safety, and value.
Contact CeDUR today to explore roofing options that keep your home covered and compliant. Protect your property—and your peace of mind.
Disclaimer: This article is for informational purposes only and does not constitute insurance advice. Policy details vary widely. Always consult your insurance provider or agent to understand your specific coverage and options.