How Roof Age Affects Your Insurance Coverage & Premiums
Your roof's age is one of the biggest factors insurers consider when setting your premiums and determining how much they'll pay on a claim. Understanding this relationship helps you make smarter decisions about maintenance, replacement timing, and insurance shopping. This guide explains everything Myrtle Beach homeowners need to know about roof age and insurance.
Written by David Karimi
Owner of WeatherShield Roofing with 18+ years experience helping South Carolina homeowners understand how roof age affects their insurance. We've guided countless homeowners through coverage decisions.
Last updated: January 12, 2026
Concerned About Your Roof's Age & Insurance?
Get a free roof inspection to assess your roof's current condition. We provide documentation that can help with insurance renewals and coverage questions.
Free Inspection: (843) 877-5539Table of Contents
Why Roof Age Matters to Insurance Companies
Insurance companies are in the business of calculating risk. When it comes to your roof, age is one of the most reliable predictors of claim likelihood and severity:
The Risk Calculation
- •Older roofs are more vulnerable - Weathering, UV damage, and material degradation make older roofs more susceptible to storm damage
- •Higher claim frequency - Statistical data shows roofs over 15 years old file more claims than newer roofs
- •Larger claim amounts - Damage to older roofs often requires more extensive repairs or full replacement
- •Pre-existing condition concerns - Insurers worry about paying for damage that's partially due to age-related wear
Expected Lifespan by Material
| Roofing Material | Expected Lifespan | Insurance Concern Age |
|---|---|---|
| 3-Tab Asphalt Shingles | 15-20 years | 10-12 years |
| Architectural Shingles | 25-30 years | 15-20 years |
| Metal Roofing | 40-70 years | 25-30 years |
| Tile/Slate | 50-100+ years | 30-40 years |
How Coverage Changes as Your Roof Ages
Insurance coverage typically follows a predictable pattern as roofs age. Here's what to expect at different stages:
Coverage Timeline
| Roof Age | Typical Coverage Scenario |
|---|---|
| 0-10 years | Full RCV coverage readily available, lowest premiums, easy to insure |
| 10-15 years | Still RCV coverage, but some insurers may require inspection at renewal |
| 15-20 years | May switch to ACV coverage, higher premiums, inspection likely required |
| 20-25 years | ACV coverage common, some insurers may decline, limited options |
| 25+ years | Many insurers won't cover, may need specialty insurance, very high premiums |
Policy Non-Renewal Warning
Many homeowners are surprised when their insurer non-renews their policy solely due to roof age. This commonly happens around the 20-year mark. If you receive a non-renewal notice citing roof age, you typically have 30-60 days to find new coverage—often at higher rates or with reduced coverage.
RCV vs ACV: The Age Factor
The single biggest impact of roof age on your insurance is whether you have Replacement Cost Value (RCV) or Actual Cash Value (ACV) coverage:
Understanding the Difference
RCV (Replacement Cost Value)
Pays to replace your damaged roof with new materials of similar kind and quality. A 15-year-old roof gets replaced with a new roof—you receive full replacement cost.
ACV (Actual Cash Value)
Pays replacement cost minus depreciation based on age. A 15-year-old roof on a 25-year lifespan is 60% depreciated—you receive only 40% of replacement cost.
Real-World Example: The ACV Gap
| Roof Age | Depreciation | ACV Payout (on $15,000 roof) | Your Out-of-Pocket |
|---|---|---|---|
| 5 years | 20% | $12,000 | $3,000 |
| 10 years | 40% | $9,000 | $6,000 |
| 15 years | 60% | $6,000 | $9,000 |
| 20 years | 80% | $3,000 | $12,000 |
Check Your Policy Now
Many homeowners don't realize they've been switched from RCV to ACV coverage until they file a claim. Review your declarations page or call your agent to confirm what type of roof coverage you have—especially if your roof is over 10 years old.
How Age Affects Your Premiums
Beyond coverage type, roof age directly impacts what you pay for insurance:
Premium Factors Related to Roof Age
- Base premium increases - Expect 2-5% annual increases as your roof ages past 10 years
- Loss of new-roof discounts - Many insurers offer 10-25% discounts for roofs under 5-10 years old
- Higher deductible requirements - Some insurers require higher deductibles for older roofs
- Wind/hail surcharges - Coastal areas may see additional surcharges for older roofs
The Discount Opportunity
Replacing an aging roof can actually save money when you factor in premium reductions:
Typical Premium Savings After Roof Replacement:
- ✓10-20% new roof discount
- ✓RCV coverage restored (vs. ACV penalties on old roof)
- ✓Lower deductible options become available
- ✓Impact-resistant shingle discounts if upgraded
Options for Homes with Older Roofs
If you have an older roof and are facing coverage challenges, here are your options:
Short-Term Solutions
- Shop around - Coverage availability and pricing vary widely between insurers for older roofs
- Get an inspection - A professional inspection showing good condition can help with coverage
- Accept ACV coverage - Better than no coverage, but understand the payout limitations
- Increase your deductible - Higher deductibles may make coverage more affordable
Long-Term Solutions
- Plan for replacement - Start budgeting for a new roof before coverage becomes impossible to find
- Consider partial replacement - Replacing the most damaged sections may help with inspections
- Maintain documentation - Records of maintenance and repairs help demonstrate roof condition
When to Replace for Insurance Purposes
From an insurance standpoint, the optimal time to replace your roof is often earlier than you might think:
Strategic Replacement Timing
- Before 20 years:Replace before you lose access to preferred insurers and RCV coverage. The premium savings often offset part of replacement cost.
- After storm damage:If your roof is damaged and aging, filing a claim and replacing it gives you a fresh start with insurance—but never repair before the adjuster inspects.
- Before selling:A new roof makes your home easier to insure for buyers and can prevent sale complications.
Free Roof Condition Assessment
Not sure about your roof's current condition or remaining lifespan? WeatherShield Roofing provides free inspections with detailed condition reports. We can help you plan for the future and provide documentation for insurance purposes.
Schedule Inspection: (843) 877-5539Frequently Asked Questions
At what age will insurance not cover a roof?
Most insurers become restrictive with roofs over 20 years old, and many won't provide full coverage for roofs over 25 years. However, this varies by insurer and roof material. Metal roofs may be covered longer than asphalt shingles. Some insurers require inspections for roofs over 15 years before offering coverage or renewal.
What's the difference between RCV and ACV for roof coverage?
RCV (Replacement Cost Value) pays to replace your roof with new materials of similar kind and quality, regardless of age. ACV (Actual Cash Value) pays replacement cost minus depreciation based on age. A 15-year-old roof might receive only 40% of replacement cost under ACV. Most new policies default to RCV for newer roofs and switch to ACV as roofs age.
Will my insurance premiums increase because of roof age?
Yes, roof age directly affects premiums. Insurers view older roofs as higher risk for claims. You may see premium increases starting around year 10-15, with more significant jumps after 20 years. Some insurers offer premium discounts of 10-20% for newer roofs or recent roof replacements.
Can I get insurance for a 20+ year old roof?
Yes, but options become limited. You may need to: accept ACV-only coverage, pay higher premiums, pass a roof inspection, accept higher deductibles, or work with specialty insurers. Shopping around is essential, as coverage availability and pricing vary significantly between insurers for older roofs.
Should I replace my roof before filing an insurance claim?
No, never replace or repair your roof before filing a claim and having the adjuster inspect the damage. Doing so eliminates the evidence needed to prove your claim. If emergency repairs are needed to prevent further damage, document everything thoroughly and keep all damaged materials.
Questions About Your Roof's Age & Insurance?
WeatherShield Roofing helps Myrtle Beach homeowners understand how roof age affects their insurance. We provide free inspections, detailed condition reports, and expert guidance on timing your roof replacement strategically.
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