Will Insurance Cover a 20-Year-Old Roof?
Quick Summary: Will Insurance Cover a 20-Year-Old Roof? Here's the Truth:
Insurance may cover older roofs depending on your state, policy, and type of damage.
ACV policies offer depreciated payouts; RCV policies cover full replacement.
Florida, Minnesota, and Wisconsin laws affect what is and isn’t covered.
Denials are common for wear and tear, poor maintenance, or policy gaps.
Shoreline Public Adjusters helps homeowners maximize insurance payouts on older roofs.
Is Your Old Roof Covered by Insurance? What Homeowners in Florida, Minnesota, and Wisconsin Need to Know
A 20-year-old roof comes with questions, especially when storms roll through or leaks start to show. One of the most common concerns we hear from homeowners is: Will my insurance cover this old roof? That question isn’t as simple as it may seem. For folks living in Florida, Minnesota, or Wisconsin—where hurricanes, hailstorms, and blizzards are routine—roof damage is often a matter of when, not if. And once damage occurs, your roof's age may suddenly become a big deal.
So what’s the real story? Insurance companies don't hand out blanket answers. Instead, they look closely at what caused the damage, the condition of your roof before the problem started, and what your policy says about aging structures. In this post, we’ll unpack all of it. You’ll learn what affects roof coverage, what to expect from your insurer, and what you can do to improve the chances your claim gets approved.
What Happens When Your Roof Hits 20 Years Old?
When your roof turns 20, it starts raising red flags with insurance carriers. This isn’t necessarily because it’s bad, but because roofs have a lifespan. For asphalt shingles, the most common material, that’s around 20 to 25 years. Other materials like metal or tile might last longer, but once a roof crosses the two-decade mark, insurance companies become more cautious.
They may order inspections before renewing your policy. They might raise your premiums. And in many cases, they’ll limit how much they’ll pay if you file a claim. Why? Because even if a storm damages your roof, insurers want to be sure that the damage wasn’t really just age or poor upkeep catching up with you.
Sudden events like a fallen tree or hail are typically covered—but only if the damage wasn't made worse by pre-existing wear. If your roof was already in bad shape before the storm hit, that’s when problems with your claim can arise.
Policy Types Matter: Actual Cash Value vs. Replacement Cost
One of the biggest reasons homeowners are disappointed after filing a roof claim is because they misunderstand their coverage type. Here’s the difference:
If your policy uses Actual Cash Value (ACV), then the insurance company will take the age of your roof into account. That means they’ll subtract depreciation from your payout. On a 20-year-old roof, you might only get a small portion of what it costs to actually replace it.
In contrast, a Replacement Cost Value (RCV) policy pays the full cost to replace your roof with a new one—no depreciation involved. This is a much better option, but it’s often not available for roofs over a certain age. In Florida especially, insurers now have the option to convert policies to ACV once the roof hits 10 or 15 years. It’s happening more and more in hurricane-prone areas, where insurance risk is high.
If you’re not sure what kind of policy you have, check the declarations page of your homeowners insurance. If you still can’t tell, we can help you review it.
Why Insurance Companies Deny Roof Claims on Older Homes
It’s frustrating, but common: you file a claim, confident your insurance will come through, only to be met with a denial letter. One of the top reasons? Age-related exclusions.
Insurers often claim that the damage was caused by long-term deterioration or lack of maintenance, which are almost never covered. Even if a storm played a role, the carrier may argue your roof was already too far gone.
Delays in reporting also trip up many homeowners. If you wait too long after noticing a leak or seeing shingle damage, the insurer may argue that the issue was allowed to worsen unnecessarily.
And then there’s documentation—or lack of it. If you haven’t kept up with roof inspections or repairs, or you can’t show proof of routine upkeep, you’re giving the insurer ammunition to reduce or deny your payout.
What Homeowners Should Expect in Florida, Minnesota, and Wisconsin
In Florida, state laws require insurance companies to provide RCV coverage for hurricane damage if the roof was in good shape beforehand. However, if your roof is over 10 or 15 years old, many policies automatically revert to ACV for all other types of damage. The reasoning? Older roofs are simply seen as riskier.
Minnesota homeowners deal with a lot of hail. Insurance companies here often require clear evidence that the damage happened during a specific, recent storm. The older the roof, the harder it becomes to separate storm damage from age. Insurers in this region frequently push ACV coverage once a roof passes the 15-year mark.
Wisconsin has its own roof problems: snow and ice dams. Heavy snow buildup can lead to leaks when ice forms and backs up under shingles. If your attic isn’t properly ventilated, insurers might blame you for the problem and deny coverage. Roofs over 20 years old face more intense scrutiny unless well-documented maintenance is on file.
What You Can Do to Protect Your Claim
If your roof is aging, don’t wait for disaster to strike. Get ahead of it.
Start by keeping a running log of all maintenance. Save your receipts for any repairs. Take photos every year, especially after big storms. These small habits can make a big difference when you need to prove your case.
Have a professional roofer do an inspection once a year—or at least every few years. They can spot small issues before they turn into major ones and provide you with documentation that proves your roof was in good condition before the damage.
And if you suspect damage after a storm, act quickly. Take photos, prevent further damage with temporary fixes, and reach out to a public adjuster before calling your insurer. That way, your claim is properly prepared and positioned from the start.
Why Working with Shoreline Public Adjusters Makes a Difference
We’ve worked with countless homeowners who felt overwhelmed after discovering their roof wasn’t covered the way they expected. Insurance policies are complex, and when your roof is 20 years old, navigating those details becomes even more challenging.
At Shoreline Public Adjusters, we work exclusively for policyholders—not insurance companies. We understand the fine print, the local laws in Florida, Minnesota, and Wisconsin, and how to push back when your insurer isn’t treating you fairly.
We’re not just paper pushers. We’re investigators, negotiators, and advocates. We’ll examine your policy, inspect your roof, and help document everything in a way that supports your claim—not theirs.
Final Word: Will Insurance Cover a 20-Year-Old Roof?
There’s no one-size-fits-all answer, but the honest one is this: Sometimes.
Your odds are better if the damage is sudden, if the roof was in solid shape, and if you can document its history. ACV policies will limit your payout, while RCV policies offer stronger protection—but may not be available for roofs this old. Each state we serve—Florida, Minnesota, and Wisconsin—has its own rules, weather risks, and quirks in the insurance market.
Don’t wait to find out what your policy says after the damage is done. Let us review it with you now, so you’re not caught off guard later.
Contact Shoreline Public Adjusters today for a free consultation. Let’s get you prepared and protected.
Shoreline Public Adjusters, LLC
780 Fifth Avenue South
Suite #200
Naples, FL 34102Email: hello@teamshoreline.com
Phone: 954-546-1899
Fax: 239-778-9889
