Why is My Insurance Company Requesting a Roof Inspection?

Have you received an ‘out-of-the-blue’ call from your insurance company? Are they asking to inspect your roof?

This is a fairly common scenario for homeowners with older roofs.

Having worked with homeowners here on the Grand Strand for over 40 years, we hear this a lot. So if this sounds like you, know you are not alone. 

We’ve found that insurance companies do this to assess risk, verify your roof’s age and condition, and to determine your coverage terms. 

In some cases, this inspection might determine whether or not your insurance carrier will drop your coverage. Here, we’ll go over why insurance companies request inspections on older roofs, what happens if you fail the inspection, and how to keep your insurance coverage.

Let’s get into it.

Why Would My Insurance Company Request a Roof Inspection?

There are a number of reasons why your insurance company would be incentivized to inspect your roof. These reasons can include:

• Roof age (risk factor): Older roofs (15-25 years) are more susceptible to storm damage and leaks because they have been impacted by weathering over an extended period of time. This can cause roof shingles to become brittle. It can also cause bond lines to break away from your roof. 

Insurers want to know how much life is left before a replacement is needed. Their inquiry can indicate that your insurance company is planning to drop your coverage. This is the most common reason your insurance company may want you to have your roof inspected.

• Coverage terms: Inspections help determine whether your policy should remain the same or change. If an inspection reveals that your roof is susceptible to damage, your insurance company may consider switching your policy to something that is less risky for them in the event that your roof is damaged by a storm. 

There are 2 types of insurance coverage: ACV (Actual Cash Value) and RCV (Replacement Cost Value)

• • ACV insurance policy: If a storm damages your roof and you have ACV insurance coverage, the insurer will assess the value of the loss based on the depreciated value of the damage on your roof. This means the value of your loss is adjusted downwards, reflecting its true value in today’s market. Often, insurance companies will switch an RCV policy to ACV after a determined period of time. Because at that point your older roof is considered a liability. 
    
    
  • RCV insurance policy: An RCV insurance policy ensures that when you have damage on your roof from a storm, those damages are repaired in today’s dollars. The costs associated with your replacement are calculated on the present day cost of labor, materials, and service.

To learn more about ACV and RCV roof coverage, check out this article: ACV vs. RCV: What is the Best Type of Homeowners Insurance for a Roof?

• Switching carriers: If you change insurance providers, the new carrier almost always requires an inspection before approving coverage.
  
  
• Mortgage requirements: Sometimes, your bank or mortgage lender may also request a roof inspection to protect their investment.

What Happens If You “Fail” the Roof Inspection?

If the inspection reveals problems with your roof, your insurance company may take action. Depending on your carrier, they may:

• Give you a deadline (30, 90, 180 days or until policy renewal) to make necessary repairs
• Require a roof replacement before they will continue your insurance coverage
• Decline to renew your policy altogether

If your insurance company is requesting a roof inspection, it’s important to have it done in a timely manner. If your roof is old or in poor condition, you could be at risk of losing your insurance coverage. 

Can a Roof Inspection Change My Insurance Coverage Terms?

Sometimes a roof inspection can trigger your insurance carrier to change your coverage terms. 

Here’s how:

• Age-based policy shifts: Many insurers automatically switch RCV policies to ACV (which pays less on claims) once your roof reaches 15–16 years, even without an inspection.
  
  
• Agent recommendations: Insurance agents may suggest policy changes to reduce your premium, though many homeowners don’t realize the long-term cost tradeoffs.
  
  
• Inspection findings: If the roof looks good but is nearing the end of its lifespan, the company may tighten terms or raise premiums.

How Can I Keep My Homeowners Insurance Coverage?

If your insurance company requests a roof inspection, here are the steps to avoid losing coverage:

1. Complete required repairs quickly: Make sure you contact a trusted roofer to inspect your roof. Once you’ve chosen the right roofer for the job, it’s time to fix the issues on your roof. Fix lifted shingles, nail pops, or damaged areas noted in the report. However, if the damage is comprehensive (more than just a few missing shingles) a roof replacement is your best bet to keep your insurance coverage.

If you're not sure how to choose a trusted roofer, check out our Comparing Contractors quiz. Using this tool, you’ll be able to quickly determine who to call for a roof estimate: Comparing Contractors Quiz

1. Schedule routine maintenance: Once you have your roof in good shape, it’s time to think about how to keep it that way. Annual roof maintenance can help extend your coverage and catch issues early. All roofing companies are different, but if you can find a roofer who will put you on a yearly schedule, it makes the process hassle-free.
   
   
2. Switch carriers if needed: If your insurer drops you, another company may still offer coverage, though they may also want to inspect your roof.
   
   
3. Replace the roof when it’s time: Unfortunately, every roof has an expiration date. At some point, insurers will require replacement. It’s important to note that your premium may go down after having your roof replaced. You should be sure to contact your insurance carrier about this after you have your roof replacement completed.

FAQs About Losing Your Insurance Coverage Due to an Old Roof

Is it bad if your homeowners' insurance drops you?

If your current insurance carrier drops you, there can be some severe consequences. It can make it harder and more expensive to get a new policy. If you have a lapse in insurance coverage, you run the risk of violating your mortgage agreement. 

What happens when homeowners' insurance drops you?

It’s vital to find a new policy quickly. If you have trouble finding coverage in the private market, you may be able to find alternative coverage through state specific plans. South Carolina provides the SC Wind and Hail Joint Underwriting Association, which offers residual property insurance to cover for perils of wind and hail. 

To learn more about the SC Wind and Hail Joint Underwriting Association, check out their website here: SC Wind and Hail Joint Underwriting Association

Getting a Roof Inspection at the Request of Your Insurance Carrier

If you’ve received a random call or letter from your insurance company requesting that you get a roof inspection, you might be suspicious. And rightfully so. Because insurance companies will always look for the lowest risk option for themselves. 

If they’re covering your home, they want to know that a big storm won’t take your roof out. Why? Because they want to reduce their risk of paying out costly claims. 

If your insurance company calls for a roof inspection, take it seriously. Routine maintenance, quick repairs, and knowing your policy options can help you keep your coverage intact. And if you have any further questions, we help customers in this situation all the time. We’re happy to help you get the inspection you need!