Whether you’re purchasing home insurance for a new property or reviewing your current policy, you might be surprised to learn that your roof plays a major role in calculating your home insurance premium and determining your eligibility for home insurance coverage.
Table of Contents:
1. Why roof age impacts your insurance
2. How roof material affects your insurance premium
3. Roof maintenance and insurance inspections
4. Replacing your roof to save money
5. How to document your roof for insurance
6. Take control of your roof and insurance costs
7. Common homeowner FAQs about roofs and insurance
At a glance:
Insurance providers assess risk to determine eligibility and price risk—and an aging roof represents a significant risk.
As roofs age, they become more susceptible to problems that can lead to costly claims. Worn or missing shingles, compromised underlayment, wood rot, and deteriorating flashing are all common vulnerabilities that develop over time.
A roof that's nearing the end of its lifespan may not be able to withstand high winds, hail, or even heavy rain as effectively as a newer roof. In some cases, an insurance provider may even deny claims for damage to older roofs, determining that the damage was primarily due to wear and tear or lack of maintenance rather than a covered storm event. Some insurance providers may require an inspection before providing coverage, while others may only offer limited coverage for roofs that are over a certain age, which is typically around 20 years.
Not all roofing materials are equal. The type of roofing material can have a substantial impact on your insurance premium, for better or worse.
Materials like wood shakes or shingles are deemed higher risk, as they are more susceptible to fire, water damage, and deterioration. While they may appeal aesthetically, these roof materials often come with higher insurance premiums because of the higher risk they present. Meanwhile, lower-risk materials such as metal, tile, and slate are more durable and resistant to perils like fire, wind, and impact damage.
Roof materials have different lifespans, ranging from 15-100 years1:
Even if your roof is on the newer end, a lack of maintenance can negatively impact your insurance premiums, because a well-maintained roof is less likely to fail when you need it most.
Regular inspection of your roof can help you identify and address small problems before they become major issues. However, it is advisable to always use a professional roofer to evaluate the condition of your roof.
Here's what you should keep an eye out for:
Some insurance providers may require proof of recent inspections, especially for older roofs, before they issue or renew a policy. Keeping detailed documentation of repairs, maintenance logs, or professional inspections records can help you when it comes time to renew your insurance policy, or shop around for a new insurance provider.
Now if your roof is getting toward the end of its lifespan, it might seem like a major expense—and it can be. A new roof can cost anywhere from $5,000 to $46,000 or more depending on the size of your home and the materials you choose.2 But a new roof can help lower your insurance premiums, as well as provide security and peace of mind that your home, cherished belongings, and most importantly, you and your family, are kept safe from the elements.
Replacing an older roof with a more durable material may reduce your insurance rates due to a couple of reasons. First, you are mitigating the risk often associated with an older roof. Second, if you choose to upgrade your roof to a more durable material—like metal or impact-resistant shingles—you are not only extending the lifespan of your roof, but may qualify for more favorable pricing. This may not sound like substantial savings, but over time, the amount saved can offset a portion of your replacement costs.
Whether you're performing maintenance on your current roof or have decided to recently replace it, it's essential that you keep proper documentation on hand to ensure adequate home insurance coverage and facilitate an efficient claims process, should you experience a loss.
Essential documents to record include:
The roof of your home does more than simply keep rain out; it plays an important role in determining home insurance rates. The age of your roof, materials it's made from, and how well it is maintained may factor into the premiums you pay for home insurance coverage.
The path to lower insurance costs starts with understanding the condition of your current roof as well as taking proactive steps to maintain or even upgrade it. Regular inspections help catch problems early, while proper maintenance extends your roof's lifespan, providing safety and security for you and your wallet.
Openly provides premium, straightforward home insurance so you know what you’re getting when it comes to roof coverage. With personalized home insurance quotes and the expertise only independent insurance agents can provide, an Openly insurance policy provides you with the comfort of knowing you're protected when you need it most. Take control of your roof and your insurance costs, and visit Openly.com for coverage details, to get a quote, or to connect with a local independent agent who can help you stay safe and sound, no matter what storm heads your way.
We provide this information to help you understand insurance. Any coverage is subject to the terms of your policy. Please refer to your policy and declarations page for complete terms, conditions, exclusions and coverage details. Openly may provide links that lead to an external website that may promote goods and services that Openly does not endorse. We are not responsible for the content, claims, or representations made on the linked website. Please review their terms and policies before engaging with any offerings.
1 Home Genius Exteriors. “How Long Does a Roof Last?” Home Genius Exteriors. Published 19 October 2025. Accessed 29 January 2026. https://homegeniusexteriors.com/genius-blog/how-long-does-a-roof-last/
2 Shannon Bradley. “Roof Replacement Cost in 2026.” Nerdwallet. Published 16 September 2025. Accessed 29 January 2026. https://www.nerdwallet.com/home-ownership/home-improvement/learn/roof-replacement-cost
3 Insurance Information Institute. “How Your Roof Influences Your Home and Business Insurance.” III.org. Published 2024. Accessed 18 February 2026. https://www.iii.org/sites/default/files/docs/pdf/triple-i_roof_toolkit_2024.pdf