The short answer
An older roof can still be insured, but insurers look closely at its age, material and condition. Some limit what they pay on a worn roof to its depreciated value, some ask for an inspection, and some will not write a new policy until it is replaced. Proof matters: an installation invoice, a permit or a roofer's report. Gather what you have, and a licensed broker can show how different insurers treat your roof.
- Owners whose roof is past twenty years old, or whose roof age is unknown
- Buyers whose home inspection flags an aging roof
- Anyone whose renewal letter asks for roof details or photos
- Owners planning a replacement and wondering what records to keep
4 licensed brokers in the network handle this. In Alberta, Canada, a request for insurance for an older roof can be offered to up to three of them, chosen because they are licensed for this line and place. They are test brokers while we are in demo.
See the brokers → Outside Alberta, Canada you can prepare and save a request today; sending opens place by place. Brokers answer with their own quotes. Broker.insure does not quote, advise or take commission.
01 / What it covers
The parts worth understanding
How roof age is used
Insurers use the age and material of the roof to judge how likely a claim is and how much life the roof has left. Each insurer draws its lines at different ages.
Settlement on a worn roof
Some policies pay a roof claim at replacement cost, others at actual cash value once the roof passes a certain age, which takes off an amount for wear. Ask which applies, and from when.
Material makes a difference
Asphalt shingles, cedar shakes, metal, tile and flat membranes age in different ways. A metal roof the same age as an asphalt one is often viewed differently.
Slow leaks versus sudden damage
Water that seeps through a worn roof over time is often treated as maintenance and excluded, while a windstorm tearing off shingles is a covered loss under many policies.
Conditions on the policy
An insurer may offer cover on the condition that the roof is replaced within a set time, or ask for an inspection first. Any such condition belongs in writing on the policy.
After a replacement
A new roof can change the terms at renewal or mid-term. The insurer needs to be told, and usually wants the invoice to confirm the date and material.
02 / Get ready
Bring this, and expect these questions
Gather
- The year the roof was installed or last fully replaced, and whether it was a full tear-off or an overlay
- The roofer's invoice or a building permit showing the date and the material
- Roof material, and the number of layers if new shingles went over old ones
- A home inspection report or a roofer's condition letter from the past year or two
- Clear photos of each slope, the flashing around chimneys and vents, and the eaves
- Repairs made since installation, with dates and what was done
- Any leak, ceiling stain or water claim connected to the roof
- A replacement quote or a booked start date, if the work is planned
- The renewal notice or letter that asked about the roof
A broker will ask
- What year was the roof put on, and how do you know?
- Is it the original roof or a replacement, and was the old layer removed first?
- What material is it, and how many layers are there?
- Has it leaked, or has anything been repaired in the past few years?
- Do you have an inspection report or a roofer's written opinion of its condition?
- Are you planning to replace it, and when?
- Has hail or wind damaged the roof before, and was it claimed?
Not sure of an answer? Leave it. "Not known yet" is a fine answer, and a broker will help you fill it in.
03 / Build your request
Answer a few questions. Get your own list.
Pick what fits. Your answers shape the list beside them, and they are saved to your request as plain facts a broker can read. "Not sure yet" is always a fine answer.
04 / Three situations
See which one sounds like yours
A buyer whose inspection flags the roof
A first-time buyer has an accepted offer on a 1980s split-level. The inspector writes that the asphalt shingles are curling at the edges and near the end of their life, and the seller has no record of when they were installed.
First steps. Ask the seller for any invoice, permit or roofer's name, and have a roofer estimate the age and remaining life in writing. Share the inspection report with the broker before conditions come off, and ask whether insurers will write the home as it is or only with a replacement deadline.
A retired couple with a renewal letter
A retired couple has lived in the same house for decades. Their renewal letter asks for the year the roof was installed and recent photos, and they believe it was redone in the early 2000s but cannot find the paperwork.
First steps. Search old bank statements, emails or the roofing company's records for the job, and ask the municipality whether a permit was issued. Take dated photos of every slope. Tell the broker exactly what can and cannot be proved, rather than guessing a year.
An owner who swapped cedar shakes for steel
A homeowner replaced a worn cedar shake roof with steel panels after years of patching. The work finished mid-term, and the old roof was the main reason their insurer had added a condition to the policy.
First steps. Keep the invoice, the product details and before-and-after photos. Send them to the broker straight away and ask whether the roof condition can now be removed, how the change affects the policy, and whether other insurers would view the home differently today.
05 / Words you will hear
The jargon, in plain words
- Actual cash value
- The replacement cost of something minus an amount for age and wear. On a roof claim it can leave a gap between the payment and the price of new roofing.
- Tear-off
- Removing the old roofing down to the deck before installing new material, rather than laying a second layer on top. Insurers may ask which method was used.
- Overlay
- A new layer of shingles installed over an existing one. It adds weight and can hide problems underneath, so insurers sometimes ask how many layers a roof has.
- Wear and tear
- Gradual deterioration from age, weather and use. Home policies commonly exclude it, so a roof that fails slowly is treated differently from one damaged in a storm.
- Policy condition
- A requirement written into the policy, such as replacing the roof by a set date. Missing it can affect cover, so note the deadline and confirm completion in writing.
06 / Common mistakes
What trips people up
- Guessing the roof's age on an application instead of saying it is unknown and finding out.
- Throwing away the invoice for a new roof, which is the simplest proof of its age.
- Assuming a slow leak through worn shingles will be paid like storm damage.
- Laying new shingles over old ones without asking how insurers view a second layer.
- Missing a replacement deadline written into the policy as a condition.
Ready when you are
Turn this into one clear request.
Save it, add what you know, and choose when to send it. A licensed broker who handles insurance for an older roof takes it from there.
07 / Questions people ask
Straight answers
Can I get home insurance with an old roof?
Often, yes, though the options narrow as a roof ages. Some insurers write older roofs with a depreciated settlement or a condition to replace, and some do not offer new policies above a certain age or for certain materials. A broker can check several insurers. Bring proof of the roof's age and condition, since an unknown age is usually treated cautiously.
How old is too old for a roof?
No single age applies across insurers. Each sets its own guidelines, often different for asphalt, wood, metal and flat roofs. Condition matters too: a well-kept roof may be viewed differently from one with curling or missing shingles. Ask the broker how the insurers they work with treat a roof of your age and material.
What is actual cash value on a roof claim?
Actual cash value is the cost to replace the roof minus an amount for the wear it already had. On an older roof that amount can be large, leaving you to pay more of the new roof yourself. Some policies switch to this method once a roof passes a set age. Ask whether your policy does, and from which age.
How do I prove when my roof was replaced?
The roofer's invoice is the clearest proof. Failing that, a building permit, a bank or card record of the payment, a shingle warranty registration or a dated home inspection report can help. A roofer can also give a written estimate of age from the condition and materials. Keep copies somewhere other than the house.
Will insurance pay to replace an old leaking roof?
Usually not when the leak comes from wear and tear. Home policies generally cover sudden, accidental damage, such as a windstorm lifting shingles, and treat gradual deterioration as the owner's maintenance. Interior damage from a sudden event may be covered even on an older roof. Ask the broker how your wording separates the two.
Is it worth replacing my roof before shopping for insurance?
That is a cost decision only you can make, but it helps to know what each path means. Ask the broker how insurers would treat the home with the current roof and with a new one, including any conditions, settlement methods and timelines. If you do replace it, keep the invoice and product details and send them to the broker once the work is done.
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General information, not insurance advice. Broker.insure is a directory and request service: it is not an insurer and does not quote, bind or advise. Policy terms, availability and what is required where you live depend on your situation and on licensed professionals. Updated 2026-10-31.