Storm Damage HubHow Your Roof's Age Affects Insurance Coverage
Older roofs face higher deductibles, reduced coverage, and even non-renewal. Here's what San Antonio homeowners need to know.
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Most Texas insurance companies have age-based policies for roofing coverage. Roofs under 10 years old typically receive full RCV (Replacement Cost Value) coverage. Between 10 and 15 years, some insurers begin requiring an inspection before renewing the policy. After 15 to 20 years, many insurers switch to ACV (Actual Cash Value) coverage, which means your payout is reduced by depreciation. Some insurers refuse to write new policies on homes with roofs over 20 to 25 years old.
How Age Affects Your Premium
Roof age is one of the top factors in determining your homeowners insurance premium in Texas. A new roof can reduce your annual premium by 10% to 25% compared to a 15-year-old roof. Some insurers offer discounts for impact-resistant roofing materials (Class 4 shingles, metal roofs) that can further lower your premium. If your roof is approaching the 15-year mark, replacing it before it triggers a coverage reduction or premium increase can actually save you money over time.
Non-Renewal and Coverage Restrictions
If your roof is older than 20 years, your insurance company may: switch your coverage from RCV to ACV, increase your deductible, exclude wind/hail coverage entirely, or non-renew your policy. In San Antonio's hail-prone market, non-renewal based on roof age has become increasingly common. If your current insurer non-renews you, you'll need to find coverage elsewhere, often at a higher premium. Proactively replacing an aging roof can prevent these coverage issues.
What to Do If Your Roof Is Aging
If your roof is 15+ years old: get a professional inspection to assess its current condition, talk to your insurance agent about your coverage type (ACV vs RCV), ask about available discounts for roof replacement, get estimates for replacement before you're forced into a non-renewal situation, and consider impact-resistant materials that qualify for insurance discounts. A proactive replacement on your terms is always better than a reactive scramble after your insurer drops you.
Key Takeaways
Most Texas insurers have age thresholds that affect coverage and premiums
Roofs over 15 years may be switched to ACV (depreciated) coverage
Roofs over 20 years may face non-renewal or wind/hail exclusions
A new roof can reduce your premium by 10% to 25%
Impact-resistant materials may qualify for additional insurance discounts
Frequently Asked Questions
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Read GuideBack to Storm Damage HubImportant Disclaimer
Legacy Home Improvements is a licensed roofing contractor, not a public adjuster or insurance advisor. The information on this page is provided for general educational purposes only and should not be construed as insurance advice, claims guidance, or legal counsel. We do not interpret insurance policies, negotiate claim settlements, or advise homeowners on insurance matters. For questions about your specific policy, coverage, or claim, please contact your insurance company or a licensed public adjuster directly. Texas Insurance Code Chapter 4102 governs the practice of public adjusting in Texas.
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