Can My Homeowners Insurance Drop Me Because of My Older Roof? Yes.

By Kimberly Rau, MassLandlords, Inc.

If your rental property’s roof is relatively old or in bad repair, you may have trouble renewing your homeowners insurance or finding a new company to provide coverage. Homeowners across Massachusetts have struggled with maintaining coverage for homes with roofs deemed unsuitable by insurers – sometimes, they believe, erroneously.

Insurance demanding you replace your roof, without anyone visiting the property? It’s lawful, and surprising plenty of Massachusetts residents. (Image: Derived Aaron Burden for Unsplash)

Lenders generally require mortgaged homes to be covered by homeowners insurance. There is no law requiring homeowners with paid-off properties to carry an insurance policy, but it would be foolish not to unless you’re prepared to pay for full-home reconstruction out of pocket in the event of disaster.

In this article we’ll look at why a properly maintained roof is so important, and at circumstances that could lead your insurance company to determine your property is a coverage risk.

Why Insurance Companies Want New Roofs

A good roof is paramount to home safety. Structurally sound roofs prevent leaks leading to water damage, provide insulation and greater energy efficiency, defend against embers and flame, and help maintain the structural integrity of the home.

They’re also expensive to replace, and depending on the type of shingles you have, don’t last forever. A traditional roof with asphalt shingles lasts 20 to 30 years, but that number can change drastically depending on installation and environmental conditions. The style of roof you have also matters. Flat roofs tend to need replacing sooner than roofs with steeper slopes, because it’s harder for water and debris to run off a roof with no slope.

This means many insurance companies are reluctant to insure homes with roofs more than 20 years old. In some cases, they may deny coverage entirely, or require property owners to purchase a separate rider for the roof.

With insurance costs rising, even for homeowners with no prior claims, it’s tempting to shop around for a better deal. Just be careful while doing your price comparisons. If your roof is in bad enough shape, you could have trouble getting new coverage, or maintaining the coverage you have.

Technology Allows Companies to Gather Data Without Visiting

In 2024, Boston 25 News ran a story about a John D’Entremont, a Malden homeowner who received a letter from his insurance company citing a number of issues with his roof. The notice highlighted several issues, including moss on the roof, overhanging tree limbs, and shingles that needed replacing.

Though D’Entremont reportedly began making the repairs, and communicated his progress with his insurance provider, the company dropped him. D’Entremont says he never filed any claims, and no representative from the insurer had been on the property. His family suspects the information was gathered by drone or satellite imagery, a practice that is lawful for insurance companies looking to make renewal decisions.

Sometimes, however, the information gleaned from those images may not be accurate, as social media comments on the Boston 25 story reflected.

“Just happened to us,” said Reddit user Apollo74. “Mapfre sent [a] non-renewal notice. Showed us an arial [sic] photo from mid last year, we had six trees removed since then, and now they want to see invoices for the tree removal work.” The user stated they submitted the photos as requested but said their insurance company was “not making it easy.”

If you receive a notice from your insurance company citing problems you have either already corrected or you believe to be in error, contact a representative from your insurance company directly. This is one time when having a local insurance broker who knows you personally may be more beneficial than using an online-based insurer, but even non-local insurance companies have representatives you can speak with. Speak with them to see what you can do to rectify the issue and maintain coverage. You may need to provide proof of repairs, or submit photos showing the problems they are citing are not present.

What About Shingles With 50-Year Guarantees?

If you’ve shopped for roofing materials recently, you know that not all asphalt shingles are created equally. The most economical type of asphalt shingle is a 3-tab shingle, which typically has a 20-year lifespan. You can also get fancier architectural or luxury shingles, which boast a 30- or even 50-year lifespan. But what does this really mean, and is it worth it, considering insurance companies will balk at insuring anything older than 20 years?

Construction and roofing companies seem to agree that those 50-year warranties are not guaranteed, and getting the full lifespan from the shingles requires a series of perfect actions, from installation to maintenance.

“The chance of 50-year shingles lasting that long is there,” stated a blog post from Colony Roofers, “but it depends on good care, quality parts, and having them installed by someone who knows what they're doing.”

If you decide to go with shingles with a longer warranty, read the warranty carefully and ask your contractor lots of questions before deciding what to purchase. Is the warranty against damage, or just manufacturing error? Does a certain company need to install the shingles for the warranty to be honored? What happens if the house is sold? And then contact your insurance broker to see if they’ll actually insure a roof that’s older than 20 years.

Roofs with steep slopes will last longer than flat roofs, but carefully review your options for materials – more expensive might not benefit you much with insurance companies. (Image: Zixi Zhou for Unsplash)

My Roof Is Slate or Copper. Will My Insurance Company Still Want a New Roof in 20 Years?

Slate and copper are touted as some of the most durable roofing materials you can use. They can last for decades (some slate roofs can potentially last centuries with proper maintenance), are considered aesthetically pleasing, and may increase your home’s value. They are also exponentially more expensive than traditional asphalt shingles. Still, homeowners may choose to make the investment in order to save on the more regular replacement that a roof with asphalt shingles requires.

But will that help you with your homeowners insurance coverage? The answer is: maybe, but no promises. An article from Progressive states that materials like slate “may” earn homeowners a better rate, but there are no guarantees. In theory, a metal roof that is only halfway through its 40- to 70-year lifespan should be fine with proper maintenance, but will your insurance company agree?

And what good is a roof that can last 100 years if your insurance company is still going to give you pushback for having something that old?

A 2024 story from WCBV highlighted the trouble Worcester resident Athena Haddon faced when her insurance company, Travelers, sent her a letter of non-renewal based on her roof. The company had used satellite imagery to determine Haddon’s roof was reportedly showing “signs of advanced wear” and needed replacing. Haddon contended her triple-decker had its original slate roof, and that it was properly maintained and did not leak.

“There was no appeal process or no negotiating,” Haddon told WCBV. The repairs reportedly cost her $30,000.

If you have a roof with slate, concrete, copper or other more durable materials, and are looking to change insurance companies, make sure you specifically discuss the roof with your representative.

Is There Any Recourse Against a Non-Renewal Letter?

If you receive a non-renewal letter from your insurance company, and the repairs they suggest are necessary, your best course of action is probably to make those repairs. If one insurance company is demanding them, chances are others may as well. And insurance companies may not pay out for roof damage they deem was the result of normal wear and tear or poor maintenance.

However, if you believe the company’s assessment is in error, you can try pushing back with experts of your own. In a follow-up from WCBV after Haddon’s story aired, the WCBV anchor read a note from one viewer who responded online under the name Rick, saying his family was in a similar boat.

“We also received a notice about replacing our roof or risk losing our coverage,” he told WCBV. “We had a certified home inspector look at our roof and provide an assessment which we forwarded to the insurance.”

Conclusion

Homeowners insurance is a necessary evil. No one likes paying premiums, especially when costs seem to increase yearly even without claims. But no one wants to be caught without it, either. You may be able to fight a non-renewal decision if you have evidence you have kept your roof maintained, so make sure you save receipts from any repairs or maintenance performed. Keep gutters clear and tree branches from overhanging whenever possible. And don’t let your coverage lapse. Getting new policy could be more difficult than you think.

Have you been canceled or denied for a 20-year roof? Email us at hello@masslandlords.net.