Does Insurance Cover 20-Year-Old Roofs?

Understanding Your Insurance Policy

The first step in determining if your 20-year-old roof is covered is to review your insurance policy. Some policies offer full replacement coverage, but others might only cover a roof’s actual cash value, and that figure factors in depreciation.

Here’s what to check in your policy:

• Does the policy offer replacement cost coverage or actual cash value coverage?
• Is there a roof age limit for full coverage?
• Are there specific maintenance requirements you need to meet for coverage?

If you’re not sure about the details of your policy, contact your insurance provider to clarify what’s covered and how your roof’s age might impact a claim.

Signs Your Roof Is Nearing the End of Its Life

Roofs have a finite lifespan, and most begin to show signs of wear and tear when they’re between 10 and 20 years old. Naturally, the type of roof you have impacts how long it will last. An asphalt shingle roof will typically last between 20 and 30 years, while a metal roof or slate roof could last for more than 50 years.

If your asphalt roof is around 20 years old, you need to know the warning signs that may indicate it’s nearing the end of its lifespan:

• Curling or buckling shingles. If your shingles aren’t lying flat, your roof can’t protect your home the way it once could. You’ll probably need to contact a roofing professional sooner rather than later, because shingles are your first line of defense against the elements.
• Granules in your gutters or on the ground. When shingles begin to wear out, they lose the protective granules that help them block UV rays. When you see granules in your gutters or in your yard, it’s a sure sign that your shingles are beginning to deteriorate. You should also look on your roof and see if your shingles look like they have bald spots where granules used to be.
• Missing or broken shingles. High winds or storms can break your shingles or blow them right off your roof. If you notice that your roof is missing any shingles, you need to know that it could be more vulnerable to leaks. You should call a roofing contractor as soon as possible.
• Sagging roofline: If your roof appears to sag or droop, it could mean there’s a problem with the underlying structure, such as rot or damage to the support beams.

These signs don’t always mean you need a full replacement right away, but they’re indicators that your roof is in its final years. If the damage is from natural wear and tear, your insurance company will likely not cover any repair or replacement costs.

If you can prove that the damage is from an “act of God” such as extreme winds, hail or storms, then you may be able to get insurance to cover some or all of the repair or replacement cost.

Maintaining an Aging Roof

Even if your roof is 20 years old, regular maintenance can extend its life and help you avoid bigger issues down the line. You can keep up with roof maintenance by:

• Cleaning your gutters. Keeping your gutters clear of leaves and debris allows water to flow away from your roof.
• Trim overhanging trees. Tree branches can scratch or damage shingles and other roofing materials. Falling branches can cause serious damage during storms.
• Have your roof inspected regularly. It’s a good idea to have a professional inspect your roof for signs of wear and tear once or twice a year and after every major storm.
• Replace damaged shingles: If you spot damaged or missing shingles, have them replaced immediately to prevent leaks and further deterioration.

Routine maintenance doesn’t just protect your home; it also shows your insurance company that you’ve taken steps to care for your roof, which can be helpful if you need to file a claim.

Related: Gutter maintenance basics

When It’s Time for a Roof Replacement

If your roof is 20 years old and showing significant signs of wear, it may be time for a roof replacement. You should consider replacing your roof if:

• You’re constantly patching up leaks or replacing shingles.
• A recent storm has caused major damage to your 20-year-old roof.
• Your energy bills are rising. Your 20-year-old roof may be to blame.

Replacing your roof before it fails can save you from more costly roof repairs, and many insurance companies are more willing to cover newer roofs.

Related: How to get your insurance company to pay for your roof replacement