If your homeowners insurance company just told you that your roof is too old, needs repairs, must be replaced, or your policy will not be renewed, you’re not alone.
This has become an increasingly common problem for California homeowners.
At StarWest Insurance Services, we help homeowners shop for coverage when their current insurance company has concerns about the age or condition of their roof.
Before you spend $15,000, $20,000, or even $30,000+ replacing a roof just to satisfy one insurance company, talk to us. There may be other options.
Why Is My Insurance Company Suddenly Concerned About My Roof?
Insurance companies are paying much closer attention to property conditions.
The California Department of Insurance has specifically noted insurers’ increased use of aerial and satellite imagery to evaluate homes. The Department has even investigated complaints involving inaccurate imagery that resulted in roofs being incorrectly identified as problematic.
Depending on the insurance company, underwriting concerns may include:
- Age of the roof
- Missing, cracked, curled, or deteriorated shingles
- Moss or debris
- Previous repairs or patches
- Signs of leaks or water damage
- Roof material
- Overall remaining useful life
- Tree branches touching or overhanging the roof
- Images suggesting poor roof condition
Sometimes you don’t even know an inspection has occurred until you receive a letter.
“Replace Your Roof or We Won’t Renew Your Policy”
This can be particularly frustrating when your roof isn’t leaking and appears perfectly functional.
Your insurance company may tell you that you have a certain amount of time to replace the roof. In other situations, you may simply receive a Notice of Non-Renewal.
California generally requires an insurer to provide written notice of a residential nonrenewal at least 75 days before the policy expiration date.
Don’t ignore that notice.
But don’t automatically assume that replacing the entire roof is your only option either.
Before Replacing Your Roof, Let Us Shop Your Home Insurance
Different insurance companies have different underwriting guidelines.
A roof that is unacceptable to Company A isn’t necessarily automatically unacceptable to Company B.
Depending on the property’s location, roof age and condition, claims history and other underwriting factors, StarWest may be able to shop your home with other insurance companies.
We Can Look for Alternatives
Our goal is simple:
See whether another insurance solution is available before you spend thousands of dollars unnecessarily.
We may ask for:
- Your current insurance declaration page
- The insurance company’s inspection or nonrenewal notice
- Property address
- Year the roof was installed or replaced
- Roof material
- Recent roof photographs
- Documentation of repairs or replacement
- A roof inspection or certification, when applicable
The more information we have, the better we can evaluate your options.
What If the Insurance Company’s Roof Information Is Wrong?
It happens.
For example, your insurer’s records may show a 25-year-old roof even though you replaced it eight years ago.
Or aerial imagery may make part of the roof appear damaged when it isn’t.
California’s Department of Insurance has reported investigating cases in which aerial or satellite images incorrectly affected homeowners’ coverage because of perceived roof conditions.
If you’ve recently replaced or repaired the roof, documentation can be extremely important.
Keep copies of:
- Roofing contracts
- Paid invoices
- Permits
- Before-and-after photographs
- Contractor documentation
- Roof inspection reports
We can help you determine what information an insurance company may want to review.
What If My Roof Really Is Old?
An older roof doesn’t automatically mean you’re out of options.
However, the number of available insurance companies may become more limited as a roof ages or deteriorates.
Some insurers may require repairs. Others may require replacement. Some may decline the property altogether.
And sometimes replacing the roof really is the best long-term solution—particularly when the roof is genuinely deteriorated.
The key is knowing your insurance options before making a major financial decision solely because one carrier requested it.
California’s Home Insurance Market Has Changed
California homeowners are already dealing with a difficult insurance environment.
The California Department of Insurance acknowledges that residential insurance has become harder to obtain in areas insurers consider higher risk and specifically recommends that consumers facing nonrenewal ask their insurer what mitigation measures could help them retain coverage.
There are also efforts underway to encourage more resilient homes. California’s recent insurance reforms include programs supporting fire-resistant roofing and other wildfire mitigation improvements.
That makes working with an independent insurance broker particularly valuable.
Instead of being limited to the underwriting rules of a single company, we can evaluate other available markets.
What If No Standard Insurance Company Will Take My Roof?
There may still be alternatives.
Depending on the property and circumstances, options could potentially include specialty insurance markets or, when appropriate, the California FAIR Plan combined with supplemental Difference in Conditions coverage.
The FAIR Plan is intended as an insurer of last resort when appropriate coverage cannot reasonably be obtained elsewhere, and the FAIR Plan itself recommends working with a licensed broker to explore traditional insurance options first.
We can help determine which route makes sense for your property.
Don’t Wait Until Your Policy Expires
One of the biggest mistakes homeowners make is waiting until a few days before their cancellation or nonrenewal date.
Start looking for alternatives as soon as you receive the notice.
That gives us more time to:
Review the problem → Shop available carriers → Address underwriting questions → Compare your options → Secure replacement coverage
And if replacing the roof ultimately is necessary, you’ll know that you’ve explored the alternatives first.
Insurance Company Says You Need a New Roof?
Before you replace it, call StarWest.
Send us the notice from your insurance company along with your current homeowners insurance policy.
StarWest Insurance Services, LLC
Insurance Made Easy
Serving California homeowners since 1995
CA Insurance License #0B83846