Why Does Your Homeowner’s Insurance Require a New Roof?

Probably 6 of 10 roofs we do in Utah are because the homeowner is being required to replace the roof to keep coverage. Some of these roofs look like they are about to fall apart. However, there are some that still have 5 or more years of remaining life. So, Why does your Homeowners Policy require a new roof?

In Utah, roofing requirements for insurance have become significantly stricter as of 2026. Because of the state's extreme weather—including heavy snow loads in the winter and intense UV/heat in the summer—popular insurers like State Farm, Allstate, and Liberty Mutual now prioritize the age and material of the roof when determining coverage.

The "10 to 20 Year" Rule (Age Limits)

Most popular insurers in Utah now use the age of the roof as the primary factor for eligibility and payout type:

• Under 10–12 Years: Generally eligible for Replacement Cost Value (RCV), meaning the insurance pays the full cost to replace the roof (minus your deductible).
• 10–20 Years: Many companies (like Allstate) may switch you to a Payment Schedule or Actual Cash Value (ACV). This means they only pay the depreciated value of the roof, leaving you to pay the difference out of pocket.
• Over 20 Years: For standard asphalt shingles, many insurers will deny new coverage or refuse to renew your policy unless a professional inspection proves the roof has at least 5 years of life remaining. This “professional inspection” has to be someone they hire or subcontract.

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This roof is between 20-25 years old. The north side of the roof looks much better than the south side (pictured). When you see a roof like this, it is understandable that an Insurance company would require a new roof after a certain age by default.

Just because my roof is older doesn’t mean it has to be replaced if it is still doing the job, correct?

From an Insurer’s viewpoint, older roofs are significantly more vulnerable to damage due to the physical degradation of materials over time.

The following factors link roof age to an increased risk of storm-related failure:

• Physical Vulnerability: Older roofs may continue to keep the elements out, but they are increasingly susceptible to damage because of cumulative wear and tear. As shingles age, they become brittle and lose their flexibility, making them more likely to curl, buckle, or crack during weather events.
• Loss of Protective Granules: Over time, shingles lose the ceramic-coated granules that protect the underlying asphalt from UV rays. These "bald" shingles age faster, fail more quickly, and are less resilient to the impact of hailstones or wind-driven debris.
• Insurance Risk Assessment: The correlation between age and failure is so strong that insurance companies often offer little to no coverage for asphalt shingle roofs that are more than 15 to 20 years old.
• Sealant Failure: Most wind-resistant shingles depend on a factory-applied adhesive to stay secured during storms. As shingles age or if they were installed during prolonged cold periods, this seal can weaken, making it easier for high winds to blow off shingles or bend them beyond their limits.

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One side of roof that looks aged but not urgently needing replacement. Granules are beginning to fall of shingles, shingles are becoming brittle. Roof is 18 years old.

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The other side of the roof with over 20 missing shingles. The shingles are brittle and tear very easily. Roof is 18 years old.

If my roof is not leaking, should I wait until my Insurer forces me to replace my roof?

Even if your Homeowner’s Insurance is not requiring a roof replacement, you may have little or no coverage and be paying higher premiums due to an older roof.

• Limited or No Coverage: Many insurance companies offer little or no coverage for asphalt shingle roofs that are older than 15 to 20 years.
• Exclusion of Wear and Tear: Standard homeowners policies across carriers typically exclude **"wear and tear,"**which is defined as gradual damage occurring over time through normal use and aging.
• Sudden vs. Gradual Damage: Carriers distinguish between sudden and accidental events (like a burst pipe or immediate storm damage) and gradual damage (like a slow leak from a worn seal). Damage that develops over multiple weather cycles is often categorized as a maintenance issue and is a common trigger for claim denial.
• Actual Cash Value (ACV) vs. Replacement Cost Value (RCV): For older roofs, carriers may transition coverage from RCV to Actual Cash Value (ACV). ACV coverage pays to repair or replace property based on its current value, factoring in depreciation for age and wear, which often results in a payout that is insufficient to cover a full replacement.

Special Cases: Defective Discontinued Shingles

If a roof older than 15 years features certain defective or discontinued shingles, homeowners may have unique avenues for coverage or recovery:

• CertainTeed Horizon: A class-action settlement benefits those who had these shingles (manufactured between 1995 and 2010) installed, providing for potential replacement, reimbursement, or extended warranties.
• Atlas Chalet: Because these shingles are discontinued and prone to premature failure, some insurance companies may cover full roof replacement costs for homeowners with even slight weather damage, as matching materials for repairs are unavailable.

Insurer

Policy

State Farm

Highly values maintenance records. They often require a Class 4 Impact Resistance rating for discounts and may require a "roof certification" from a licensed contractor if the roof is over 15 years old.

Allstate

Uses a strict "Roof Payment Schedule" for wind and hail claims on roofs older than 10 years. They rarely cover full replacement costs on older asphalt shingles in high-wind areas like the Wasatch Front.

Liberty Mutual

Offers an Impact-Resistant Roof Endorsement. They are strict about "cosmetic damage" exclusions, meaning they might not pay for hail dents if the roof still functions, unless you have specific add-on coverage.

Farmers/Travelers

Often require a two-layer maximum. If your Utah home has two layers of shingles (common in older homes), they will typically require a full "tear-off" before insuring a new roof.