Is your homeowners insurance threatening to drop your coverage because of your roof’s age, condition, or material?
You’re probably asking yourself “Can they really do that?”
The short answer is, yes.
That realization can feel overwhelming. But it’s also exactly where our customers often find themselves.
In fact, in recent years we’ve seen it happen more and more frequently. And when homeowners insurance companies threaten this, our customers are often frantic to have their roof replaced, whether we think they really need it or not.
Here, we’ll talk about why homeowners insurance companies threaten to drop their coverage because of roof age, condition, and materials. We’ll go over how this happens and what other roof issues may make your homeowners insurance threaten to drop your coverage.
We’ll start with the most important question, “why is my insurance company threatening to drop my coverage?”
Why Older Roofs are a Concern for Homeowners Insurers
It seems insurance companies are tightening up their underwriting guidelines, potentially to reduce risk exposure. And while not all carriers are the same, older roofs, between 15 to 20 years old, are more likely to have problems when a big storm blows through. In Myrtle Beach we see high winds, heavy rainstorms, and even hurricanes blow through our area on a yearly basis.
And your homeowners insurance sees this as a threat.
Why?
Because the older your roof is, the more prone it is to damage from natural causes. That means insurance companies expect you to file a claim as your roof ages. Especially between years 15 and 20.
This can be especially true if you currently have 3-tab shingles on your roof. 3-tab shingles are considered “builder-grade” shingles. They don’t tend to handle the extreme weather conditions we see in Myrtle Beach on a regular basis as well as a higher quality shingle, like architectural shingles. If you’re wondering whether it’s time to upgrade, check out ‘What are Architectural Roof Shingles?’ To see how they compare and why many insurance companies prefer them.
Why 3-Tab Shingles May Be a Threat to Your Insurance Coverage
3-tab shingles have a flat, uniform design. They are called “3-tab” because each shingle strip is divided into three tabs, giving the appearance of three separate shingles. These were once the industry standard due to their affordability and ease of installation.
However, they are now often referred to as “builder-grade” because they:
- Are the cheapest options available.
- Are commonly used by builders trying to keep costs low.
- Have a thinner profile and less material compared to modern shingles.
- Offer lower wind protection, typically rated for up to 60–70 mph unless specially installed with additional adhesives, in which case they may reach 110 mph. However, in real-world conditions, they often begin to show damage from gusts as low as 40 mph.
- Are more prone to repeated patchwork, as wind or storm damage can loosen or remove individual tabs. These visible patches can become a red flag to insurance companies, signaling a roof at the end of its useful life and potentially complicating future claims.
We’ve had customers whose 10-year-old roof was flagged for having 3-tab shingles. And even though the roof was in pretty good condition, the insurance company still threatened to drop the homeowner’s insurance coverage.
So, how do you know if or when your insurance company would drop your coverage?
There are some signs to look out for.
How to Know Your Insurance Company is Getting Ready to Drop Your Coverage
If your roof is considered “too old”, your insurance company may respond in a few different ways:
- Raising your premium: Some homeowners have reported their annual premiums doubling or even tripling within a few years. This increase is often due to the perceived higher risk associated with aging roofs.
- Raising your deductible: You may be offered the option to maintain coverage at a higher deductible level. This means you'd need to pay more out-of-pocket before the insurance policy kicks in during a claim.
- Switching your coverage type: In certain cases, policies may automatically shift from replacement cost value (RCV) to actual cash value (ACV) once the roof reaches a certain age. This change can significantly reduce the payout you’d receive during a claim, since depreciation is no longer reimbursed.
If those terms sound confusing, don’t worry, we break down the difference between ACV and RCV insurance policies and help you understand what kind of coverage you have. - Non-renewal or cancellation: Some policyholders have received letters indicating that their coverage will not be renewed unless they replace their roof within a given timeframe. Some receive notices in as short as 30 days. Others might receive a notice mid-policy term informing them of the upcoming cancellation based on the roof’s age or condition.
Insurance is Threatening to Drop Your Coverage: What are Your Options?
If you’re at risk of losing your home insurance due to an old roof, there are some paths to consider. Some homeowners will attempt to switch their carrier, but it is not always easy to find an insurance company with more lenient roof age policies. Your ability to switch carriers depends on the underwriting requirements. These requirements can vary between insurance companies. But this is not your only option.
You may also want to:
- Finance the roof replacement: Financing options are available and may be less expensive in the long run, especially when factoring in potential savings on premiums with a new roof.
If you're interested in financing, you can check out our financing page with no hit to your credit. - Weigh the cost-benefit: If your premiums have already doubled, the extra cost may be better invested in a roof replacement. Especially if it buys you another 20+ years of peace of mind and stable insurance rates.
Note: While a roof repair may seem like a reasonable option if you have a roof 15 years or older, it doesn’t always appease your insurance carrier. In some cases, homeowners have come to us for a quick repair, knowing their insurance company was about to cancel their policy, but they didn’t mention it until they called back for a replacement. Had we known sooner, we could have helped them avoid a lapse in coverage.
How Can a Roofer Help When Your Insurance Threatens to Drop Your Coverage?
Dealing with insurance companies can be very stressful. Which is why we encourage you to speak to a trusted roofer about your next steps. Often a roofer can act as your advocate. They can also answer any additional questions you may have about your roof or your insurance coverage to help you understand your insurance coverage as it pertains to your roof.
And while you can shop around and see what other insurance companies offer, a full roof replacement is likely to be your best bet. If you’re weighing the cost for a full roof replacement, you can check out our instant estimator to see how much a new roof would cost for your unique home.
If you have additional questions, want to know if ACV or RCV insurance is right for you, or just want a professional inspection, give us a call. We’re happy to help you through the entire process from start to finish.
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