How Roof Age Affects Homeowners Insurance in 2026
Roofs over 10, 15, and 20 years old face non-renewal, ACV-only payouts, and premium hikes. Here's what to expect at each threshold.
Roof age is now the single biggest driver of homeowners insurance decisions in 2026 — bigger than credit, claims history, or roof material.
0–10 years: full RCV eligible
You'll qualify for standard coverage from most carriers at book rates. Impact-resistant shingles earn a 10–35% wind/hail discount.
10–15 years: expect a roof endorsement
Carriers commonly attach a 'roof payment schedule' converting RCV to a sliding-scale ACV. Some require a 4-point inspection at renewal.
15–20 years: ACV-only or non-renewal risk
In FL, TX, LA, and CA, standard carriers often decline to renew. Surplus lines and E&S carriers will write coverage but at 1.5–3x premium and ACV-only for the roof.
20+ years: replace before shopping
Most carriers won't write a new policy on a 20+ year old roof. If yours passed inspection, get a signed certification from your roofer for the underwriter — but expect ACV coverage and higher premium regardless.
Frequently Asked Questions
- Does a new roof lower my premium?
- Yes — typically 5–20%. Impact-resistant Class 4 shingles unlock the largest discounts in hail states.
Pillar guide: Roof Insurance & Claims
Start with the complete homeowner playbook, then estimate your project with our free calculators.