If you own a home in Texas and your roof is 10–12 years old or older, you may have noticed something frustrating:

higher insurance premiums, reduced coverage, or even difficulty getting insured at all.

You’re not imagining it, this is a growing trend across Texas, and it’s impacting homeowners, buyers, sellers, and real estate transactions statewide.

Let’s break down what’s happening, why it matters, and what you can do about it.

Why Roof Age Matters So Much in Texas

Texas is one of the highest-risk states in the country for:

• Hail storms

• High winds

• Extreme heat

• Severe weather events

From an insurance perspective, older roofs are more likely to fail during these events — and roof claims are one of the most expensive losses insurers face.

As a result, many insurance companies now treat roof age as a primary risk factor, not just overall home condition.

What Happens When a Roof Hits the 10–12 Year Mark?

There’s no single statewide rule, but many insurers follow similar internal guidelines.

Roofs Under 10 Years Old

• Typically qualify for Replacement Cost Value (RCV) coverage

• Lower premiums

• Fewer underwriting issues

Roofs Around 10–15 Years Old

• Premiums often increase

• Coverage may shift from RCV to Actual Cash Value (ACV)

• Insurers may require a roof inspection to renew or issue a policy

Roofs 15–20+ Years Old

• Coverage restrictions become common

• Some carriers will refuse to write or renew policies

• Replacement may be required to maintain insurability

With ACV coverage, the insurer factors in depreciation — meaning you may receive far less money in a claim than what it actually costs to replace the roof.

Why Insurers Are Tightening Rules Now

Several factors are driving these changes:

• Increased frequency and severity of hail storms

• Rising construction and material costs

• High claim payouts across Texas

• Insurance companies limiting risk to stay profitable

Even homeowners with well-maintained roofs are being affected simply because of age.

How This Impacts Homeowners and Real Estate Transactions

Older roofs don’t just affect insurance — they affect home value and negotiations.

• Buyers may struggle to obtain affordable insurance

• Sellers may face repair requests or credits

• Deals can be delayed or fall apart due to insurability issues

• Homeowners may be forced into roof replacements earlier than expected

This is becoming especially common during home sales and policy renewals.

What Homeowners Can Do Right Now

The good news? You still have options.

✔ Get a Professional Roof Inspection

Some insurers will consider current condition, not just age. A documented inspection can help support coverage decisions. Call Blue Ribbon Home Improvement Concierge, LLC and ask about our Home Wellness Program

✔ Review Your Insurance Policy

Look for:

• ACV vs. RCV roof coverage

• Roof age endorsements or exclusions

• Special deductibles for wind or hail

The Texas Department of Insurance also offers consumer guidance on understanding policy terms.

✔ Work With an Independent Insurance Agent

Independent agents can shop multiple carriers, some are more flexible with older roofs than others.

✔ Plan Ahead

Even if your roof isn’t failing, budgeting and planning for replacement can prevent coverage gaps and premium spikes later.

The Bottom Line

In Texas, roofs older than 10–12 years are increasingly triggering:

• Higher insurance premiums

• Reduced claim payouts

• Coverage limitations or non-renewals

This isn’t about scare tactics, it’s about being proactive and informed so you’re not caught off guard.

Understanding your roof’s condition and your insurance coverage now can save you thousands later.

Want Help Understanding Your Roof or Insurance Risk?

A proactive roof assessment can help homeowners:

• Understand insurance implications

• Plan repairs or replacements strategically

• Avoid surprises during renewals or home sales

People also ask:

Will insurance cover a 20 year old roof in Texas?

In Texas, insurance may cover a 20-year-old roof, but coverage is often limited and highly conditional. Many insurers will either switch the roof to Actual Cash Value (ACV) coverage, meaning depreciation reduces claim payouts or require a roof inspection to confirm its condition. Some carriers may refuse to issue or renew a policy altogether unless the roof is replaced, especially in hail-prone areas. Coverage decisions vary by insurer, but at this age, homeowners should expect higher premiums, reduced payouts, or replacement requirements to maintain insurability.

Why Won't insurance insure a 20 year old roof?

Insurance companies are often reluctant to insure a 20-year-old roof because it poses a much higher risk of failure, especially in states like Texas with frequent hail, wind, and extreme heat. As roofs age, materials deteriorate, making them more likely to suffer damage during storms and generate costly claims. From an insurer’s standpoint, older roofs also make it harder to distinguish between normal wear and sudden storm damage, increasing claim disputes and payouts. To manage risk and control losses, many insurers limit coverage, reduce payouts through depreciation, or require roof replacement before offering or renewing a policy.

How old may a roof be before insurance claims it's too old?

There’s no single statewide rule in Texas, but many insurance companies begin to consider a roof “too old” between 15 and 20 years, depending on the material, condition, and local storm risk. Around 10–15 years, insurers often reduce coverage or switch the roof from replacement cost to Actual Cash Value (ACV). Once a roof reaches 15–20+ years, some carriers may deny new policies, refuse renewal, or require replacement before providing coverage. Ultimately, each insurer sets its own limits, but age combined with weather exposure is the deciding factor.