Will Insurance Cover Your 20-Year-Old Roof? The Critical Threshold Myrtle Beach Homeowners Must Know
Shocking Industry Truth
⚠️ Insurance Alert: 70% of Carriers Won't Cover Roofs Over 20 Years Old
A Myrtle Beach homeowner received their insurance renewal notice in October 2025. After 18 years of continuous coverage, the letter stated: "Effective January 2026, your roof coverage will be changed to Actual Cash Value (ACV) only. Replacement Cost Value (RCV) coverage is no longer available for roofs 20+ years old."
The difference? If their $18,000 roof was damaged in a storm:
- With RCV coverage: Pay $2,000 deductible, get $16,000 (old policy)
- With ACV coverage: Depreciation = $9,000. They now pay $11,000 out-of-pocket (new policy)
This homeowner didn't know about the 20-year threshold until it was too late.
If your Myrtle Beach roof is 15-25 years old, this guide explains exactly when insurance companies change your coverage—and what you can do NOW to protect your home and your wallet. Call (843) 877-5539 for a free roof inspection + insurance eligibility assessment today.
📋 What You'll Learn in This Complete Guide
- The 20-Year Insurance Threshold - Why 70% of carriers enforce age-based policies in 2025
- Critical Age Milestones - What happens at 10, 15, 18, 20, and 25+ years
- RCV vs ACV Coverage - The $9,000+ difference explained with real examples
- Myrtle Beach Coastal Factor - Why hurricane exposure makes local policies stricter
- How to Check Your Roof's Age - Find out if you're at risk (even if you don't have documents)
- Your Options Before the Threshold - Inspection, repair, replacement, or grant funding strategies
- 10 FAQs - Common insurance questions answered
Ready to Protect Your Investment?
Schedule your free roof inspection today. No obligations, just peace of mind.
The Insurance Industry's "Secret" Roof Age Policy
It's not really a secret—but most homeowners don't know about it until renewal or claim denial. In 2025, approximately 70% of major insurance carriers enforce the 20-year roof age threshold, up from about 50% in 2020. Once your roof hits 20 years old, carriers either:
- Switch you to Actual Cash Value (ACV) coverage - You only get depreciated value, not full replacement cost
- Deny renewal entirely - Forcing you to find a new insurer (often at 40-60% higher premiums)
- Exclude wind/hail damage - Critical for Myrtle Beach's coastal hurricane exposure
- Require mandatory replacement within 30-90 days - Or cancel your policy
Why This Threshold Exists
Insurance companies base coverage decisions on actuarial risk—statistical probability of claims. According to industry data:
- Asphalt shingle roofs (most common in Myrtle Beach) are rated for 20-25 years
- After 20 years, failure rates increase exponentially (wind damage, water intrusion, granule loss)
- Coastal hurricane exposure accelerates deterioration (salt air, UV exposure, high winds)
- Claims for roofs 20+ years cost carriers 3-5x more than newer roofs
For context: In the last 5 years, Myrtle Beach has faced multiple hurricanes and tropical storms (Hurricane Helene, Idalia, Ian's remnants). Older roofs sustained significantly more damage, leading insurers to tighten underwriting restrictions.
🔍 The Coastal Premium: Myrtle Beach is Stricter
Homeowners in hurricane-prone coastal areas like Myrtle Beach face stricter age requirements than inland markets. Some carriers begin limiting coverage at 15 years for coastal properties, not 20. Always check your specific policy.
RCV vs ACV: The $9,000+ Difference
Understanding these terms is critical because it determines how much money you'll actually receive:
| Coverage Type | What You Get | Example (20-yr roof, $18K value) |
|---|---|---|
| Replacement Cost Value (RCV) | Full replacement cost minus deductible. No depreciation. | $18,000 - $2,000 deductible = $16,000 payout |
| Actual Cash Value (ACV) | Replacement cost MINUS depreciation minus deductible. | $18,000 - $9,000 depreciation - $2,000 deductible = $7,000 payout (You pay $11K out-of-pocket) |
The bottom line: At 20 years, depreciation typically ranges from 40-60% of replacement cost. That means homeowners pay $9,000-$11,000 more for the same storm damage repair.
The Critical Age Milestones: What Happens at 10, 15, 20, and 25 Years
Not all roof ages are treated equally. Here's exactly what to expect at each milestone—and what actions you should take.
✅ Age 0-10 Years: Full Coverage (But Document Everything)
Coverage Status: Full Replacement Cost Value (RCV) typically available. No age-related restrictions.
What to Do:
- Photograph your roof annually (document condition over time)
- Keep all maintenance/repair receipts (proves you maintained it)
- Schedule inspections after major storms (even if no visible damage)
- Review your policy every 2-3 years (carriers change underwriting rules)
ℹ️ Age 10-15 Years: Inspection Requirements Begin
Coverage Status: RCV still available, but many carriers start requiring proof of condition.
What to Do:
- Get a professional inspection with written certification
- Provide inspection report to your insurer proactively (don't wait for them to ask)
- Address any issues flagged in inspection (missing shingles, flashing problems, etc.)
- Consider upgrading ventilation/maintenance to extend lifespan
Myrtle Beach Note: Coastal properties may face inspection requirements as early as 10 years due to hurricane exposure.
⚠️ Age 15-20 Years: Surcharges and Scrutiny Increase
Coverage Status: RCV may still be available, but expect:
- Premium increases: 10-20% surcharge common
- Mandatory inspections: Required at renewal
- Coverage limitations: Some carriers exclude wind/hail for roofs 18+ years
- Stricter underwriting: Pre-existing damage may disqualify you
What to Do (URGENT if 18+ years):
- Get inspection NOW - Don't wait for insurer to require it
- Plan replacement funding - Start saving, explore grants (SC Safe Home), or financing
- Prioritize strategic repairs - Extend lifespan to delay threshold (if roof is in good condition)
- Shop for quotes - Know your replacement cost to budget properly
🚨 Age 20+ Years: The Threshold - ACV or Denial
Coverage Status: 70% of carriers switch to ACV or deny coverage entirely.
What This Means:
- You'll only receive depreciated value (ACV) for claims—typically 40-60% less
- Some insurers deny renewal and force you to find new coverage (expensive)
- Wind/hail exclusions common (disaster for Myrtle Beach coastal homes)
- New insurers may require replacement within 30-90 days to even issue a policy
Action Required (DO NOT DELAY):
- Schedule professional inspection immediately: (843) 877-5539
- Obtain replacement quote ASAP: Plan timeline and budget
- Explore SC Safe Home grants: Up to $7,500 for FORTIFIED roofs (next round January 2026)
- Do NOT wait for denial: Proactive replacement protects your coverage
⏰ Real Example (Myrtle Beach, 2025):
"A homeowner in Carolina Forest with a 21-year-old roof was denied renewal in September 2025. They scrambled to find new coverage and paid 55% higher premiums. When Hurricane Helene's remnants caused minor damage in October, their new ACV-only policy left them with a $6,000 out-of-pocket bill (would have been $1,500 with old RCV policy). They replaced their roof in November—wishing they'd done it a year earlier."
— David Karimi, WeatherShield Roofing
❌ Age 25+ Years: Coverage Nearly Impossible
Coverage Status: Very few insurers will cover roofs 25+ years old. Those that do:
- Charge premium rates (40-60% higher than standard policies)
- Require replacement within 30 days as condition of policy
- Exclude all weather-related damage (wind, hail, rain)
- May only cover fire/catastrophic loss (not typical storm damage)
Reality Check: At 25+ years, roof replacement is mandatory to maintain any homeowners insurance coverage. Plan for immediate replacement.
How to Check Your Roof's Age (If You Don't Know)
Many homeowners don't know their roof's exact age—especially if they bought the home 5-10+ years ago. Here's how to find out:
Method 1: Check Your Closing Documents
When you bought your home, the home inspection report (if you had one) typically notes the roof's age or condition. Look for phrases like:
- "Roof installed approximately [year]"
- "Estimated remaining lifespan: X years"
- "Shingles appear to be [X] years old"
Method 2: Request Building Permits
Roof replacements require building permits in most SC municipalities. Contact:
- Horry County Building Department: (843) 915-5360
- City of Myrtle Beach: (843) 918-1013
- City of Conway: (843) 248-1712
Provide your address and request "roof replacement permit history." Most records go back 20+ years.
Method 3: Visual Inspection (Estimate)
While not exact, you can estimate age based on visible signs:
- 0-5 years: Shingles look new, granules intact, no curling/cracking
- 5-15 years: Slight granule loss, minor discoloration, edges may show wear
- 15-20 years: Significant granule loss (shingles look "bald"), curling edges, moss/algae growth
- 20+ years: Widespread curling/cracking, exposed underlayment, missing shingles common
Method 4: Call a Professional (Most Accurate)
Experienced roofing contractors can estimate age within 2-3 years based on:
- Shingle brand/style (some styles were only used during specific years)
- Wear patterns and granule loss rates
- Nail patterns and installation techniques (change over decades)
- Condition of flashing, ventilation, and other components
📞 Free Roof Age Assessment
WeatherShield Roofing provides free roof inspections with age estimates for insurance purposes. We'll check permits, assess condition, and provide a written report you can submit to your insurer. Call (843) 877-5539 today.
What Insurance Companies Look For (Besides Age)
Age is the primary factor, but it's not the ONLY factor. Insurance companies also evaluate:
1. Remaining Lifespan
Is your roof 50% through its expected life? 80%?
- 3-tab asphalt shingles: 20-year lifespan (at 10 years = 50% gone)
- Architectural shingles: 25-30 year lifespan (at 15 years = 50% gone)
- Metal roofs: 40-50+ year lifespan (at 20 years = still viable)
Strategy: If you have architectural shingles rated for 30 years, you may get better treatment at age 20 than someone with 3-tab shingles.
2. Visible Damage
Inspectors look for:
- Missing/damaged shingles
- Curling or cupping edges
- Granule loss (bald spots)
- Sagging areas (structural concern)
- Moss/algae growth (moisture issues)
- Flashing deterioration
Strategy: Address cosmetic/minor issues BEFORE insurer inspection. Small repairs now can prevent denial.
3. Maintenance History
Can you prove you maintained your roof?
- Annual inspection records
- Repair receipts (flashing, shingles, valleys)
- Gutter cleaning logs
- Photos over time showing condition
Strategy: Document everything. Carriers favor homeowners who can show proactive maintenance.
4. Material Type
Premium materials get better treatment:
- Metal roofs: Often exempt from age limits (40-50 year lifespan)
- Tile/slate: May get 30-40 year coverage
- Architectural shingles: Slight advantage over 3-tab
- FORTIFIED roofs: Some carriers offer extended coverage/discounts
Strategy: When replacing, consider premium materials for insurance benefits.
🌊 Myrtle Beach Coastal Factor
Hurricane-damaged roofs may be flagged even if under 20 years old. If your roof sustained storm damage in the last 1-2 years, insurers may treat it as "compromised" and require inspection or replacement. Always repair hurricane damage immediately and document repairs.
Your Options If Your Roof is Approaching or Past the Threshold
If your Myrtle Beach roof is 15-25 years old, you have four strategic options. The right choice depends on your roof's current condition, your budget, and how close you are to the 20-year mark.
Option 1: Get a Professional Inspection BEFORE Your Insurer Requires It
Best for: Roofs 15-19 years old in good condition
Strategy: Proactive documentation can prevent denial or ACV downgrade.
Benefits:
- Written certification from licensed contractor shows roof is in excellent condition
- Submit inspection report to insurer before renewal (demonstrates good faith)
- May persuade carrier to continue RCV coverage past 20 years (not guaranteed, but possible)
- Identifies minor issues you can fix now (extend lifespan 2-5 years)
Typical Cost:
$0-$200 (WeatherShield provides FREE inspections with written certification)
📞 Schedule Your Free Insurance Eligibility Inspection
Call (843) 877-5539 today. We'll assess your roof's condition, estimate remaining lifespan, and provide a detailed report for your insurance company. No cost, no obligation.
Option 2: Make Strategic Repairs to Extend Lifespan
Best for: Roofs 16-20 years with 70-80% remaining life
Strategy: Targeted repairs can add 3-5 years, delaying costly replacement.
High-Impact Repairs:
- Flashing replacement ($500-$1,200) - Prevents water intrusion
- Valley repairs ($400-$1,000) - Critical weak point
- Ventilation upgrades ($800-$2,000) - Extends shingle life by reducing heat
- Shingle replacement (partial) ($800-$2,500) - Fix damaged sections only
Cost-Benefit Analysis:
Spend $1,500-$3,500 in repairs to delay $18,000-$25,000 replacement by 3-5 years = significant savings if roof has decent remaining life.
When This Makes Sense: If inspection shows your roof is structurally sound with 70%+ remaining life, strategic repairs are cost-effective. If deterioration is widespread (50% or less remaining), replacement is smarter.
Option 3: Plan Your Replacement Proactively (Don't Wait for Denial)
Best for: Roofs 19-25+ years old OR roofs with <50% remaining life
Strategy: Control timing, secure funding, avoid emergency pricing.
Why Proactive Replacement Wins:
- Maintain RCV coverage: Replace BEFORE carrier downgrades you
- Qualify for grants: SC Safe Home provides up to $7,500 for FORTIFIED roofs (next round January 2026)
- Reduce insurance premiums: FORTIFIED roofs save 24% on average ($500-$800/year)
- Avoid emergency pricing: Plan during contractor slow seasons (winter/early spring) for better rates
- Choose your contractor: Don't get forced into quick decisions with limited options
Financial Breakdown:
Standard Roof Replacement (Myrtle Beach)
- Asphalt shingles: $18,000-$25,000
- FORTIFIED upgrade: +$2,000-$5,000
With SC Safe Home Grant:
- Grant funding: -$7,500
- SC tax credits: -$1,000-$2,500
- Net cost: $9,000-$16,000
Long-Term Savings:
- Insurance premium reduction (24% avg): $600/year
- 10-year insurance savings: $6,000
- Effective cost after 10 years: $3,000-$10,000 (vs $18K-$25K emergency replacement)
📞 Get Your Free Replacement Quote + Grant Consultation
WeatherShield specializes in FORTIFIED roofs and SC Safe Home grant applications. Call (843) 877-5539 for a free estimate + grant eligibility assessment. We'll help you maximize funding and minimize out-of-pocket costs.
Option 4: Shop for Specialty Insurers (Last Resort)
Best for: Homeowners who cannot afford immediate replacement
Strategy: Find insurers that specialize in older homes/roofs (but expect higher costs).
Reality Check:
- Premiums are typically 40-60% higher than standard policies
- Coverage is often ACV-only (not RCV)
- Wind/hail exclusions are common (critical for Myrtle Beach)
- You may still be required to replace within 1-2 years
Bottom Line: This option buys time (6-24 months) but is expensive. Use this time to secure replacement funding (save, apply for grants, or arrange financing). Specialty insurance is a bridge, not a long-term solution.
The Myrtle Beach Factor: Why Coastal Insurance is Stricter
Living in Myrtle Beach offers beautiful coastal views—but it also means stricter insurance underwriting than inland markets. Here's why:
Hurricane Exposure = Higher Risk
Myrtle Beach sits in a Category 3+ hurricane zone. In the last decade, the area has faced:
- Hurricane Helene (2024): Tropical storm warnings, tornado warnings, wind damage
- Hurricane Ian (2022): Remnants caused flooding and roof damage
- Hurricane Idalia (2023): Coastal impacts
- Multiple tropical storms: Wind/rain events nearly every season
Older roofs (15-25 years) sustained significantly more damage than newer roofs during these events. Insurance companies noticed—and tightened restrictions.
Salt Air Accelerates Deterioration
Coastal environments are harsher on roofing materials:
- Salt corrosion: Damages metal flashing, fasteners, and ventilation
- UV exposure: Intense sun degrades shingles faster than inland
- High humidity: Promotes moss/algae growth, leading to premature failure
- Wind uplift: Constant coastal winds stress shingle adhesion
A roof rated for 25 years inland may only last 20-22 years in Myrtle Beach's coastal climate.
Wind/Hail Exclusions at 15-18 Years
Many coastal policies exclude wind/hail coverage for roofs older than 15 years—not 20. This means:
- Hurricane damage? Not covered.
- Tropical storm wind damage? Not covered.
- Hail damage from severe thunderstorms? Not covered.
Check your policy NOW. If you have a roof 15+ years old, review your "perils covered" section for wind/hail exclusions.
Many Myrtle Beach Roofs Hitting the Threshold Now
Neighborhoods built in the mid-2000s are approaching or passing the 20-year mark in 2025-2026:
- Carolina Forest: Major development 2000-2010 (roofs now 15-25 years)
- Surfside Beach: Many homes built 2003-2008 (roofs now 17-22 years)
- North Myrtle Beach: Post-Hurricane Hugo rebuilds (1990s-2000s) now 25-35 years
- Conway area: Suburban growth 2005-2010 (roofs now 15-20 years)
📍 Local Example
"We inspect 200-300 roofs per year in Myrtle Beach. In 2024-2025, we've seen a dramatic increase in homeowners discovering their insurance changed to ACV at renewal—often without warning. Many thought they had full coverage until filing a storm claim and getting denied or severely underpaid. The 20-year threshold is hitting hard in neighborhoods built in the early 2000s."
— David Karimi, Licensed Roofing Contractor, WeatherShield Roofing
Frequently Asked Questions
Here are the most common questions Myrtle Beach homeowners ask about roof age and insurance coverage:
The Cost Comparison: Maintenance vs. Neglect
Without Maintenance
- Roof lifespan: 12-15 years
- Insurance claims often denied
- Emergency repairs cost 3x more
- Property value decreases by 5-10%
- Warranty becomes void
- Total 20-year cost: $35,000+
With Regular Maintenance
- Roof lifespan: 25-30+ years
- Insurance claims approved
- Prevent costly emergencies
- Property value protected
- Full warranty coverage maintained
- Total 20-year cost: $8,000-10,000
Don't Wait Until It's Too Late
Every day you delay costs you money. Get your FREE professional roof inspection today and discover exactly what condition your roof is in.
Emergency? Call our 24/7 hotline: (843) 877-5539
Frequently Asked Questions
About the Author
David Karimi
Licensed Roofing Contractor & Insurance Claims Specialist
David Karimi is a Licensed Roofing Contractor with WeatherShield Roofing and has 12 years of experience helping Myrtle Beach homeowners navigate insurance claims, roof replacements, and coverage eligibility assessments. David is certified in FORTIFIED Home construction and has assisted over 300 families with insurance-related roof consultations.
The Bottom Line: Your Roof, Your Choice
Every day you wait is another day closer to that emergency call no homeowner wants to make. The statistics are clear: 80% of roofs fail prematurely, and 61% of homeowners can't afford the emergency repairs that follow.
What You Get with Weather Shield Roofing:
Don't Wait Until It's Too Late
Join thousands of smart Myrtle Beach homeowners who protect their investment with regular maintenance.
Emergency? Call our 24/7 hotline: (843) 877-5539
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