If your roof is approaching the 20-year mark, you may be wondering: Will insurance cover a 20-year-old roof? The answer isn’t always straightforward—and if you live in Killeen, TX, it’s important to understand your coverage before a storm hits.
At Smith & Sons Roofing, we’ve worked with hundreds of homeowners to navigate insurance claims for aging roofs. In this comprehensive guide, we’ll walk you through everything you need to know about insurance and 20-year-old roofs in Texas—so you can be better prepared.
Age Matters: What Most Insurance Companies Say
Insurance companies generally consider roofs that are 15 to 20 years old to be past their prime. Once your roof hits the 20-year milestone, your insurer may:
- Deny coverage for roof replacement
- Only pay the depreciated value (Actual Cash Value)
- Require a roof inspection before renewing your policy
The older your roof, the more scrutiny it receives during the claims process. That’s because older roofs are more susceptible to damage, less likely to be up to code, and harder to repair in a cost-effective way.
In areas like Killeen, TX—where storms, high winds, and hail are common—this becomes an even bigger concern for homeowners. A storm that might not severely damage a newer roof could cause substantial issues for one that’s nearing or past the two-decade mark.
Understanding ACV vs. RCV Policies
Most insurance policies fall into two categories:
- Actual Cash Value (ACV): This policy only reimburses you for the current value of your roof, factoring in depreciation. For example, if your 20-year-old roof has a replacement cost of $15,000, but its depreciated value is only $3,000, that’s all you’ll receive.
- Replacement Cost Value (RCV): This policy pays to replace your roof with a brand-new one, minus your deductible. However, RCV policies may still include exclusions or limitations for roofs older than 20 years—especially if there’s pre-existing damage.
Tip: Some policies will transition from RCV to ACV as your roof ages. Review your policy annually to catch any changes that could affect your coverage.
How to Improve Your Chances of Getting Covered
Even if your roof is 20 years old, you can still increase your chances of getting insurance to pay for a replacement by being proactive. Here’s how:
- Document the Pre-Storm Condition: Before storm season begins, take dated, high-resolution photos of your entire roof, including close-ups of problem areas.
- Perform Regular Maintenance: Clean your gutters, replace damaged or missing shingles, reseal flashing, and trim overhanging branches.
- Schedule Annual Roof Inspections: A professional roofing inspection provides documented proof of your roof’s condition before any storm damage occurs.
- Repair Small Issues Quickly: Minor issues can become major if left unchecked. Addressing them promptly shows insurers that you’re a responsible homeowner.
- File Claims Promptly: After a storm, file your insurance claim right away. Delays can lead to denial or partial coverage.
- Work with a Trusted Roofer: Roofing companies experienced in insurance claims, like Smith & Sons Roofing, can help you prepare strong documentation and meet with your adjuster.
What Happens If Insurance Denies Your Claim?
Not every insurance policy will cover a 20-year-old roof—especially if the roof failed due to age and not storm damage. If you’re denied coverage, here are your next best steps:
- Explore Financing Options: Many roofing companies offer affordable financing plans to help spread out the cost of replacement.
- Prioritize Repairs: Even if a full replacement isn’t possible now, you can still fix high-risk areas to buy time and prevent further damage.
- Consider Upgrading Before It’s Too Late: If your roof is aging and coverage is questionable, replacing it before the next storm could save you thousands later.
- Shop for a Better Policy: Not all insurance policies are created equal. Consult with an agent who understands the roofing needs in Central Texas.
Roofing Materials and Insurance Coverage
The type of roofing material you have also plays a role in how insurance handles a claim:
- Asphalt Shingles (most common): Typically last 20-25 years. If they’re nearing expiration, many policies only offer ACV.
- .Metal Roofs: Can last 40-70 years and often get better coverage due to longevity and durability.
- Tile Roofs: Long-lasting but more expensive. Policies may only cover replacement of damaged sections.
- Flat Roofs: Prone to drainage issues, which some insurers exclude from coverage.
Regardless of material, maintaining your roof and documenting its condition increases the likelihood of receiving insurance compensation.
Insurance Adjusters vs. Roofing Experts
Insurance adjusters evaluate damage from a financial perspective. Their goal is to limit claim payouts while staying within policy limits. Roofing contractors, on the other hand, are focused on what your home actually needs.
Working with a roofer who understands insurance (like Smith & Sons Roofing) gives you a major advantage. We’ll:
- Attend the adjuster’s appointment
- Provide a full inspection report
- Identify storm-related damage that may be overlooked
- Help with claim supplements if more damage is discovered later
This teamwork ensures your roof replacement is both necessary and properly funded.
Legal and Code Considerations in Killeen, TX
Central Texas cities like Killeen have specific building codes and regulations for roofing systems, especially following natural disasters. If your insurance policy includes Ordinance or Law coverage, your insurer may also pay for:
- Upgrades to meet current code
- Removing undamaged parts of the roof if full replacement is required
- Additional inspections required by the city
Always check whether your policy includes this coverage—it can make a big financial difference.
How Smith & Sons Roofing Can Help
Navigating insurance claims for a 20-year-old roof can feel overwhelming. At Smith & Sons Roofing, we simplify the process with:
- Free Inspections and documentation
- Insurance Claim Support from start to finish
- Storm Damage Specialists who know what to look for
- Flexible Financing Plans for uncovered repairs
- Licensed & Local experts based right here in Killeen, TX
We’ve helped homeowners throughout the area secure new roofs—whether through insurance, financing, or preventative maintenance.
Will Insurance Cover Your 20-Year-Old Roof?
The answer depends on your policy, your roof’s condition, and the cause of damage. Insurance can cover a 20-year-old roof, especially if the damage is from a recent storm and you’ve maintained good documentation and upkeep.
But waiting until disaster strikes is a risky bet. Be proactive. Know your policy. Work with professionals who understand both roofs and insurance.
Smith & Sons Roofing is here to help every step of the way.
Concerned about your aging roof? Contact Smith & Sons Roofing in Killeen, TX. We’ll assess its condition, help you understand your insurance options, and give you peace of mind—whether you need repairs, replacement, or simply advice.
