Will Insurance Cover a 25-Year-Old Roof in South Carolina? (2026 Guide)

Yes, insurance can cover a 25-year-old roof -- but only for covered perils (wind, hail, fallen trees, fire), and the payout will almost certainly be reduced by depreciation. A 25-year-old roof is at or beyond the expected lifespan for the most common roofing material in South Carolina (three-tab asphalt shingles), which means your insurer has likely already switched your roof coverage from Replacement Cost Value (RCV) to Actual Cash Value (ACV).

Here is what that means in practical terms:

The critical factor is the cause of damage. Insurance covers sudden, accidental events -- not the gradual aging of your roof. A 25-year-old roof that gets hit by hurricane-force winds is covered for the wind damage. A 25-year-old roof that is simply leaking because the shingles have reached the end of their lifespan is not.

The second critical factor is your coverage type. At 25 years, the gap between an RCV payout and an ACV payout is enormous. We will break down exactly how depreciation works on a 25-year-old roof in the next section.

This is the single most important concept for owners of aging roofs. The difference between Replacement Cost Value (RCV) and Actual Cash Value (ACV) determines whether your insurance payout covers most of the replacement or barely makes a dent.

How Depreciation Is Calculated

Insurance adjusters calculate depreciation based on the expected lifespan of your roofing material. The formula is straightforward:

Here is a real-world example for a 25-year-old three-tab asphalt shingle roof in Myrtle Beach. Assume the full roof replacement cost is estimated at a certain value and the roof material has a 25-year rated lifespan:

On a 25-year-old three-tab shingle roof with ACV coverage, the depreciation can consume nearly the entire payout. Once you subtract the deductible on top of that, many homeowners receive a check that does not even cover the cost of materials, let alone labor. This is why ACV on an aging roof is sometimes called a "coverage cliff" -- on paper you have insurance, but in practice the payout is negligible.

The RCV Advantage on a 25-Year-Old Roof

If you still have RCV coverage on your 25-year-old roof (which is rare but possible), your insurer pays the full cost to replace it with materials of similar kind and quality -- regardless of age. The only deduction is your deductible. This makes RCV coverage extremely valuable on older roofs, and it is exactly why most SC insurers switch older roofs to ACV between the 10- and 20-year mark.

South Carolina insurers do not all treat roof age the same way, but there are clear patterns in how they handle older roofs. Understanding these thresholds helps you anticipate what your insurer will do -- and prepare accordingly.

Common Insurer Thresholds for Roof Age

What SC Insurers Look for at 25 Years

When your roof hits the 20- to 25-year mark, SC insurers typically take one or more of these actions:

• Mandatory roof inspection: The insurer orders an inspection (often aerial or satellite-based) to assess the roof's condition. If the inspection reveals significant wear, they may require replacement before renewing your policy.
• ACV endorsement: Your roof coverage is changed from RCV to ACV, meaning any future claims will be paid at depreciated value. This often happens without prominent notification -- it may appear as an endorsement change on your renewal documents.
• Premium increase: Older roofs represent higher risk. Expect premium increases of 15 to 30 percent or more as your roof ages past 20 years.
• Non-renewal: Some insurers simply decline to renew your policy and give you notice (typically 90 to 120 days in SC) to find coverage elsewhere. This is more common in coastal areas.
• Exclusions added: Cosmetic damage exclusions, wind/hail sublimits, or higher deductibles may be added to your policy at renewal.

Coastal SC Is Treated Differently

Insurers in Horry County, Georgetown County, and other coastal SC markets are more aggressive with roof age thresholds than inland carriers. The combination of hurricane exposure and accelerated coastal weathering means a 25-year-old roof in Myrtle Beach is viewed as a significantly higher risk than the same-age roof in Columbia or Greenville. Several national carriers have pulled out of coastal SC entirely, leaving homeowners to seek coverage through the South Carolina Wind and Hail Underwriting Association (SCWHUA) -- the state's insurer of last resort for wind coverage.

A 25-year-old roof in Myrtle Beach is not equivalent to a 25-year-old roof in the Upstate. Coastal South Carolina's environment accelerates roof degradation in ways that insurers factor into their coverage decisions -- and that homeowners need to understand.

The Four Coastal Aging Factors

Material Lifespan: Myrtle Beach vs. Manufacturer Rating

Manufacturer lifespan ratings are based on average conditions, not coastal SC conditions. Here is the reality for Myrtle Beach:

The takeaway: if your 25-year-old roof is three-tab asphalt (the most common material installed in Myrtle Beach in the early 2000s), it has almost certainly exceeded its functional lifespan in our coastal climate. Even architectural shingles from that era are approaching end of life. This matters for insurance because adjusters will evaluate whether the damage is from the storm or from the roof simply being worn out.

Understanding the line between covered damage and excluded wear is critical when you have a 25-year-old roof. Insurance adjusters are trained to distinguish between the two, and on an older roof, they will scrutinize every detail.

What IS Covered (Even at 25 Years)

• Wind damage from a specific storm event: If a storm lifted, cracked, or removed shingles, the wind damage is covered regardless of roof age. The key is proving the damage is from the storm, not preexisting wear.
• Hail damage: Hail fractures, dents, and granule displacement from a specific hail event are covered. Adjusters will look for a consistent damage pattern that matches the storm date and direction.
• Fallen tree or limb damage: If a tree falls on your 25-year-old roof, the structural damage is covered. The insurer pays to repair or replace the damaged sections.
• Fire and lightning damage: Full coverage regardless of roof age.
• Code upgrades (if included in your policy): If current SC building code requires different materials or installation methods than what existed 25 years ago, ordinance or law coverage pays for the upgrades.

What Is NOT Covered

• Normal wear and tear: Curling, cracking, and granule loss from 25 years of aging is excluded from every policy. If your roof is failing because it is old, that is not an insurable event.
• Deferred maintenance: Clogged gutters, missing caulk, deteriorated flashing that should have been maintained over the years -- insurers can deny claims when they find evidence of neglect.
• Pre-existing damage: If the adjuster determines that the damage existed before the storm event you are claiming, it is excluded.
• Gradual deterioration: A slow leak that developed over months or years, even if you just discovered it, is excluded. For more on this, see our guide on whether insurance covers roof leaks in SC.
• Cosmetic-only damage (if your policy has a cosmetic exclusion): Some SC policies exclude hail damage that does not affect roof function. On a 25-year-old roof, adjusters may argue that hail dents are cosmetic because the roof was already near end of life.

The Gray Area: Storm Damage vs. Wear on an Old Roof

The biggest challenge with a 25-year-old roof claim is the concurrent causation problem. When your roof has both storm damage AND age-related wear, the insurer will try to attribute as much damage as possible to wear and tear (which is excluded) rather than the storm (which is covered).

This is where an independent inspection from a licensed roofing contractor becomes essential. A good contractor can differentiate between wind-lifted shingles (storm damage) and shingles that are curling from age (wear and tear). They can show that hail fractures are consistent with the reported storm's hail size and direction. They can document that flashing failures occurred at storm-damaged areas, not just at areas of general deterioration.

Without this independent documentation, you are relying entirely on the insurance adjuster's assessment -- and their employer has a financial incentive to call everything "wear and tear" on a 25-year-old roof. For detailed guidance on how to fight a lowball assessment, read our guide on what to do when insurance lowballs your roof claim in SC.

One of the biggest fears homeowners with 25-year-old roofs have is: "If I file a claim, will my insurance drop me?" South Carolina law provides specific protection against this.

What SC Code 38-75-790 Says

South Carolina Code Section 38-75-790 prohibits an insurer from non-renewing a homeowner's policy solely because the homeowner filed a single claim. This means your insurer cannot drop you just because you filed one roof claim -- even on a 25-year-old roof.

However, the law has important nuances:

• "Solely because" is the key phrase: The insurer cannot non-renew solely for filing a claim. But they can non-renew for other reasons -- including the condition of your roof independent of the claim. If their inspection shows a roof that is past its useful life, they may argue the non-renewal is based on condition, not the claim.
• Multiple claims are different: If you have filed multiple claims within 3 to 5 years, the protection weakens. Insurers can consider your claim history as a risk factor.
• Premium increases are not restricted the same way: Even if the insurer cannot drop you for one claim, they can increase your premium at renewal based on the claim and the roof's age and condition.
• The CLUE report factor: Every claim you file goes on your Comprehensive Loss Underwriting Exchange (CLUE) report. Other insurers can see this when you apply for new coverage. A claim on a 25-year-old roof followed by non-renewal can make it harder to find affordable replacement coverage.

How to Use This Protection Strategically

Knowing about SC Code 38-75-790 helps you make a more informed decision about whether to file a claim on your 25-year-old roof:

• File when the damage clearly exceeds your deductible and is clearly from a covered peril. The law protects you from losing your policy over a single legitimate claim.
• Do not file marginal claims where the damage barely exceeds the deductible. The risk of premium increases and the CLUE report entry may outweigh the small payout, especially with ACV depreciation on a 25-year-old roof.
• Document everything about the claim and your insurer's response. If they non-renew you after a single claim, you can file a complaint with the SC Department of Insurance (DOI) at (803) 737-6180 or doi.sc.gov, citing Section 38-75-790.
• Start shopping for replacement coverage before your renewal date regardless of whether you file a claim. At 25 years, your insurer may non-renew based on roof condition alone -- the claim is not the only risk.

If your 25-year-old roof needs replacement regardless of insurance coverage, the South Carolina Safe Home Program can help offset the cost -- and the upgrade it requires can actually improve your insurance situation going forward.

What the SC Safe Home Program Offers

The SC Safe Home Program, administered by the SC Department of Insurance, provides grants to help homeowners retrofit their roofs to meet the Insurance Institute for Business & Home Safety (IBHS) FORTIFIED Home standards. Key details:

• Grant amount: Up to $6,000 for qualifying roof retrofits on owner-occupied primary residences.
• Eligible areas: Horry County (which includes Myrtle Beach, North Myrtle Beach, Conway, and Surfside Beach) is an eligible area.
• What it covers: FORTIFIED Roof designation requires specific improvements: sealed roof deck (no gaps in decking), enhanced attic ventilation, upgraded drip edge and flashing, impact-resistant shingles or equivalent, and ring-shank nails or other enhanced fastening.
• How to apply: Contact the SC Department of Insurance at (803) 737-6180 or visit doi.sc.gov. Funding is available on a first-come, first-served basis when legislative appropriations are made.

Why FORTIFIED Matters for a 25-Year-Old Roof Replacement

When you are replacing a 25-year-old roof anyway, adding FORTIFIED upgrades makes strategic sense for multiple reasons:

• Insurance premium reduction: SC law (Section 38-73-1095) requires insurers to offer discounts or credits for FORTIFIED-designated homes. Discounts vary by insurer but can range from 10 to 35 percent on wind premiums. Over the lifespan of a new roof, this can save you thousands.
• Better insurability: A new FORTIFIED roof makes your home significantly easier to insure. Insurers that would not cover a home with a 25-year-old roof will actively compete for a home with a brand-new FORTIFIED roof.
• Superior storm protection: FORTIFIED roofs are engineered to withstand hurricane-force winds. The sealed deck prevents water intrusion even if shingles blow off. This means less damage, fewer claims, and lower insurance costs over time.
• Increased home value: A FORTIFIED designation is a verifiable, transferable certification that adds value when you sell. Buyers in coastal SC increasingly look for FORTIFIED-rated homes.

Combining Insurance Payout + Safe Home Grant

If your 25-year-old roof sustains storm damage that qualifies for an insurance claim, you can potentially combine the insurance payout (even an ACV payout) with a Safe Home grant and your own funds to cover the full cost of a FORTIFIED roof replacement. This turns a bad situation (old roof + storm damage + low ACV payout) into a strategic upgrade that saves money for years to come.

For comprehensive guidance on getting insurance to cover as much as possible, read our pillar guide on getting insurance to pay for roof replacement in SC.

If you are replacing a 25-year-old roof, choosing the right materials now can reduce your insurance premiums for the entire lifespan of the new roof. Impact-resistant shingles are the single most impactful upgrade for insurance savings in coastal South Carolina.

What Are Impact-Resistant Shingles?

Impact-resistant (IR) shingles are rated by Underwriters Laboratories (UL) under the UL 2218 standard using a steel ball drop test. The classification ranges from Class 1 (lowest) to Class 4 (highest). For insurance premium discounts in SC, you typically need Class 4 impact resistance.

Class 4 shingles withstand the impact of a 2-inch steel ball dropped from 20 feet without cracking. In real-world terms, they resist damage from hail up to approximately 2 inches in diameter -- which covers the vast majority of hailstorms in coastal SC.

Insurance Premium Impact

South Carolina insurers are required to consider impact-resistant roofing materials when calculating premiums. The actual discount varies by insurer, but homeowners with Class 4 IR shingles commonly report premium reductions of:

• 5 to 15 percent reduction on the overall homeowners premium
• 10 to 28 percent reduction on the wind/hail portion of the premium
• Additional discounts when combined with FORTIFIED roof designation

The premium reduction is annual and lasts for the life of the roof. Over a 30-year roof lifespan, those annual savings compound significantly. The additional upfront cost of Class 4 IR shingles over standard architectural shingles is modest, and most homeowners recoup that difference in premium savings within the first few years.

The Long-Term ROI Calculation

When you factor in the premium reduction, fewer claims (because the roof resists damage better), better insurability (no more worrying about non-renewal), and longer material lifespan, the ROI of upgrading from your failed 25-year-old three-tab shingles to Class 4 IR architectural shingles is substantial. It is one of the few home improvements that pays for itself through insurance savings alone.

Whether your 25-year-old roof has storm damage right now or you want to prepare before the next hurricane season, here is exactly what you should do -- in order.

The decision to file an insurance claim on a 25-year-old roof is more nuanced than on a newer roof. Here is a decision framework based on the scenarios we see most often in Myrtle Beach.

File the Claim When:

• You have RCV coverage: If your 25-year-old roof still has Replacement Cost Value coverage (rare but possible), file for any significant storm damage. The payout covers the full replacement cost minus only your deductible.
• The damage is catastrophic: A tree fell on your roof, a tornado hit your area, or hurricane-force winds removed large sections of shingles. Even with ACV, catastrophic damage often triggers a full replacement.
• You have ordinance or law coverage: If current building codes require a full tear-off and upgraded materials (rather than a repair), this coverage can significantly increase the payout beyond the basic ACV calculation.
• The ACV payout plus Safe Home grant covers most of the replacement: If the combined funding sources make replacement affordable, the claim is worth filing.
• Interior water damage is involved: If storm damage to the roof caused interior damage (water-stained ceilings, damaged insulation, mold), the total claim value may be substantial even with ACV on the roof portion.

Do NOT File When:

• The damage is primarily wear and tear: Your roof is leaking because it is 25 years old, not because of a storm. This will be denied and the claim will go on your CLUE report.
• ACV depreciation makes the payout less than the deductible: If your payout after depreciation is less than your deductible, you receive nothing but still have a claim on your record.
• You have filed a claim recently: Multiple claims in a short period significantly increase the risk of non-renewal and premium spikes, even with SC Code 38-75-790 protection for single claims.
• The damage is cosmetic and your policy has a cosmetic exclusion: Hail dents that do not affect roof function will be denied under a cosmetic damage exclusion.
• You are about to sell the home: A pending or recent claim can complicate a real estate transaction and may appear on the CLUE report that buyers' insurers check.

If your insurer has non-renewed your policy or you are struggling to find coverage for your 25-year-old roof, you are not alone. This is a common challenge in coastal South Carolina, and there are options.

Options When Standard Insurers Decline Coverage

• Independent insurance agents: Unlike captive agents who represent only one company, independent agents shop multiple carriers. They often have access to regional and specialty insurers that are more flexible on roof age than national carriers.
• Surplus lines carriers: These are non-admitted insurers that can write policies standard carriers will not. Premiums are higher, but they provide coverage when no one else will. Your agent must access these through the SC surplus lines market.
• South Carolina Wind and Hail Underwriting Association (SCWHUA): SC's insurer of last resort for wind and hail coverage in coastal areas. If you cannot find wind coverage from any private carrier, SCWHUA will provide it. However, you typically need a separate dwelling policy from another carrier and then add SCWHUA wind/hail coverage on top.
• Citizens Insurance (Florida model): SC does not have a Citizens equivalent for full homeowners coverage, but SCWHUA serves a similar function for wind/hail specifically.

The Fastest Way to Improve Your Insurability

The single most effective thing you can do to improve your insurance options is replace the roof. A new roof instantly:

• Resets the age clock to zero -- opening access to standard carriers
• Restores RCV coverage eligibility (instead of ACV)
• Qualifies for premium discounts (especially with IR shingles and FORTIFIED designation)
• Eliminates the non-renewal risk from roof condition
• May qualify you for the SC Safe Home grant (up to $6,000)

For many homeowners with 25-year-old roofs, the total cost of a new roof is actually less than the cumulative cost of several more years of inflated premiums, ACV-only coverage, and the risk of catastrophic uninsured damage from the next major storm.

After working with hundreds of Myrtle Beach homeowners on aging roof claims, these are the mistakes we see most often -- and how to avoid them.

If your roof is 25 years old or older, the worst thing you can do is wait and hope. The next hurricane season will come, and your roof's ability to protect your home -- and your insurance company's willingness to cover it -- only decreases with time.

WeatherShield Roofing provides free, no-obligation roof age assessments for homeowners across the Myrtle Beach area. We will inspect your roof, document its condition with photos, tell you where it stands relative to your insurance coverage, and give you a clear recommendation on next steps -- whether that is maintenance to extend its life, filing a claim for storm damage, or planning a strategic replacement.

We serve homeowners in Myrtle Beach, North Myrtle Beach, Conway, Surfside Beach, Pawleys Island, Garden City, Litchfield Beach, Murrells Inlet, Carolina Forest, and throughout Horry and Georgetown counties.