Is Your Home’s Original Tile Roof a Dealbreaker for Insurance Companies? Here’s What You Need to Know
Is Your Home’s Original Tile Roof a Dealbreaker for Insurance Companies? Here’s What You Need to Know
If you own a home with a tile roof that’s 20 years or older, you might be in for a surprise the next time you shop for homeowners insurance—or even when it’s time to renew your existing policy. Many insurance companies are now asking a pointed question: Is the roof original?
If the answer is yes and your roof is hitting that 20-year mark (or older), you could be facing coverage denial or a hefty increase in premiums. It’s a frustrating and unexpected issue for many homeowners, but it’s becoming more common. Here’s why it’s happening, what it means for you, and what you can do about it.
Why Are Insurance Companies Cracking Down on Older Tile Roofs?
Tile roofs—whether clay, concrete, or slate—are known for their durability, often lasting 40 to 50 years or more with proper maintenance. But insurance companies aren’t looking at the long-term potential. Instead, they’re focused on risk—and in their eyes, a 20-year-old roof, regardless of its material, is at the end of its insurable lifespan.
The reasoning?
Underwriting standards have tightened due to increased claims from severe weather and rising costs of repairs.
Aging roofs pose a greater risk of leaks and structural damage, which means higher potential payouts for insurers.
Roof replacement costs have skyrocketed, making insurance companies wary of taking on older roofs they might have to replace in the event of a claim.
What Does This Mean for You?
If your home has a tile roof that’s over 20 years old, here’s what you might encounter:
Non-Renewal Notices – Some insurers are outright refusing to renew policies for homes with original roofs over 20 years old.
Coverage Denial When Switching Providers – If you’re shopping for a new policy, many insurance companies won’t even consider your home unless you can prove the roof has been replaced or certified as sound.
Higher Premiums & Limited Coverage – If you can keep your insurance, you may face significantly higher premiums or be forced into a policy that only covers the roof’s actual cash value (ACV), meaning depreciation is factored in—leaving you with a bigger out-of-pocket cost if you need a replacement.
What Can You Do About It?
The good news is, you’re not completely out of options. Here’s what you can do to protect your home and your wallet:
1. Get a Roof Inspection & Certification
Some insurance companies will make exceptions if you provide a recent inspection report stating that your tile roof is in good condition with plenty of life left. A licensed roofing contractor can issue a certification, which may help you negotiate with insurers.
2. Consider Proactive Repairs or Maintenance
If your tile roof is structurally sound but showing signs of wear, proactive maintenance—like replacing broken tiles, resealing flashings, and clearing debris—can extend its lifespan and make it more appealing to insurers.
3. Shop Around for Insurance Companies That Offer Flexibility
Not all insurers take the same hard stance on older roofs. Some are still willing to work with homeowners if the roof is well-maintained. An independent insurance agent can help you find options.
4. Be Prepared for a Replacement (If Needed)
If your roof is truly at the end of its life, replacing it may be your best bet. While it’s a costly investment, it protects your home’s value, prevents future damage, and ensures you can maintain full coverage. Some insurers even offer discounts for new roofs.
Final Thoughts
This shift in the insurance industry is catching many homeowners off guard, but being informed and proactive can help you stay ahead of the game. If your tile roof is nearing that 20-year mark, don’t wait until you get a non-renewal notice—take action now. A little planning today can save you a major insurance headache (and a lot of money) down the road.
Have you run into this issue with your insurance company? Share your experience in the comments—we’d love to hear how other homeowners are navigating this challenge!
