The New Hot Topic - Roof Insurability: Why Your Roof Might Be an Insurance Dealbreaker (Even If It Isn’t Leaking)

by Rachael Blunt

The New Hot Topic: Homeowner’s Insurance & Roof Insurability

When it comes to buying, selling, or simply renewing your homeowner’s insurance, your roof plays a bigger role than most people realize — and not just because it keeps the rain out.

Lately, many homeowners across Georgia (and beyond) are finding themselves in a bind: insurers are tightening up their underwriting rules, and older roofs are getting flagged, fast.

Let’s break down what’s going on, what you need to watch for, and how to protect your investment — whether you’re staying put or preparing to sell.

🧾 The Harsh Reality: Insurance Companies Are Looking Up

In today’s market, insurers are doing their own version of a home inspection — and it starts with the roof.

Here’s what we’re seeing more and more of:

Roofs over 10 years old may trigger policy denial or non-renewal, regardless of condition.

25-year shingle roofs are often only considered "insurable" for about 12-15 years — their “half-life," but many insurers are drawing the line at 10 years.

Even stained roofs (thanks to algae, mildew, or tree sap) can be flagged as a risk, despite being structurally sound.

Some carriers require roof certifications or inspections as part of new policies.

For homeowners trying to sell? This can derail deals or force last-minute repairs. For buyers? It can mean unexpected hurdles getting coverage. For everyone? It could be a serious insurance headache.

🛑 What Insurance Providers Don’t Like (and Why)

Insurers are risk-averse by nature, and roofs top the list of expensive claims. Here are the red flags that raise concern:

🚩 Potential Issue	💡 Why It Matters to Insurers
Roof over 10 years old	Higher risk of future claims due to wear and tear
Staining or algae streaks	Could indicate age, trapped moisture, or poor ventilation
Damaged or curling shingles	Suggests poor condition or improper installation
Missing flashing or chimney seal	Increases potential for leaks and costly interior damage
Flat roofs or low-slope designs	More prone to drainage issues and pooling water

What Causes Roof Staining — and How to Fix It

Roof staining may look like a cosmetic issue, but insurers often see it as a sign of trouble.

Here’s what you should know:

Algae and mildew thrive in humid areas like Savannah, GA — especially on shaded or north-facing roofs.

These streaks don’t necessarily mean your roof is damaged, but they can shorten its lifespan if left untreated.

Professional roof cleaning (not pressure washing) can often restore appearance and improve insurability.

Consider zinc or copper strips to help prevent future algae growth.

Fix it before the insurance company makes it your problem.

Planning to Sell? Here’s What You Can Do Right Now:

✅ Get a roof inspection or certification from a licensed roofing company.

✅ Consider replacing or repairing if your roof is over 10 years old — it could make or break a sale.

✅ Clean stained roofs professionally — and take before/after photos for records.

✅ Keep documentation of all work done to present to insurers and buyers.

Staying Put? Protect Your Policy

Even if you’re not selling, don’t assume your coverage is safe. Review your roof age and condition, especially if your renewal is coming up.

Bonus tip: Ask your insurance provider if they offer any discounts for a newer roof. Some policies offer rate reductions for impact-resistant or recently replaced roofing.

Final Thoughts

In this market, roof insurability is no longer an afterthought — it’s a front-and-center issue. Whether you're prepping to list your home or just want to stay fully covered, keeping your roof in top shape is key to protecting your investment and your peace of mind.

Not sure where your roof stands? I’m happy to refer trusted roofing pros for an inspection — and walk you through what buyers (and their lenders and insurers) will be looking for.