How Old Can a Roof Be to Get Homeowners Insurance?

The question of how old a roof can be before homeowners insurance will not cover it is a common one. Most insurers have a cut-off age for roofs, after which they no longer offer coverage. The maximum age of the roof varies from company to company, so it’s important to know the policy of your specific insurer. In this blog post, we will explore the topic of roof ages and homeowners insurance policies in more detail.

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How Long Do Roofs Last On Average?

The average lifespan of a roof is 20-25 years. However, this varies depending on the type of roof and the materials used. For example, a metal roof can last up to 50 years, whereas a shingle roof may only last 15-20 years. The quality of the material and the level of professionalism that was used during the time of installation are also contributing factors.

The General Rule

As a general rule, roofs that are more than 20 years old are not covered by homeowners insurance policies. This is because insurers consider them to be too high of a risk. If your roof is older than 20 years, you will need to purchase special coverage for it. This can be done through a separate policy or rider on your existing one. Special coverage for older roofs is more expensive than regular coverage.


There are a few exceptions to this rule. If your roof is made of metal or tile, it may be eligible for coverage even if it’s over 20 years old. This is because these materials are known to last longer than asphalt shingles, which are the most common type of roofing material. 

Insurers may also provide coverage for roofs that have been regularly maintained and are in good condition. Another exception is if your home is a historic property. In this case, you may be able to get coverage for an older roof through a special program offered by your insurer.

If you’re not sure whether your roof is eligible for coverage, the best thing to do is contact your insurer directly. They will be able to give you specific information about their policies and what they cover. In the meantime, you can also take steps to keep your roof in good condition and minimize the risk of damage.

How to Keep Your Roof Insurable

There are a few things you can do to keep your roof insurable, even if it’s over 20 years old.

Have Regular Inspections

First, make sure to have it regularly inspected and maintained. This will help to identify any potential problems early on and prevent them from getting worse. You should also keep an eye out for signs of wear and tear, such as missing or damaged shingles. Roofs can often get damaged from ice dams in the end of the winter, so be sure to inspect your roof each winter and watch out for leaks.

Make Repairs Promptly

If you do find any damage, make sure to repair it promptly. This will help to prevent further damage and keep your roof in good condition. Damage that is left unrepaired can also void your insurance coverage.

Consider Replacing Your Roof

In some cases, it may be a good idea to replace your old roof altogether. This is usually the best option if your roof is severely damaged or in poor condition.

Replacing your roof can be a major expense, but it’s often worth it in the long run. Not only will it make your home more insurable, but it will also help to protect your home from future damage. If you’re thinking about replacing your roof, be sure to talk to your insurer first. They may offer a discount on your premium if you replace your old roof with a new one.


In short, the answer to the question “How old can a roof be to get homeowners insurance?” is 20 years, but with the few exceptions that we talked about.

If you have an older roof, it’s important to take steps to keep it in good condition. This will help to ensure that it remains insurable and protects your home from future damage.

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