Home Insurance & Old Roofs: What California Homeowners Need to Know in 2025

For California homeowners, 2025 has ushered in a wave of changes in the home insurance landscape. Major insurance companies are tightening their policies and increasing scrutiny—particularly when it comes to aging roofs. Many homeowners are now finding that their policies are being dropped, premiums are rising, or new coverage is being denied altogether due to the age and condition of their roof.

If you’re a California resident with an older roof, now is the time to understand how these shifts could affect your coverage and what you can do to protect your home—and your wallet.

Why Are Insurance Companies Cracking Down on Old Roofs?

In recent years, California has faced a growing number of natural disasters: wildfires, wind storms, heavy rains, and extreme heat waves. These environmental factors, coupled with inflation and increased rebuilding costs, have made insurance providers more cautious. For insurers, an old or deteriorating roof is seen as a significant liability. It increases the risk of damage claims, especially water-related issues, which are among the most expensive and common.

Many insurance companies have begun enforcing strict underwriting guidelines, including:

• Refusing to renew policies if the roof is over a certain age (often 15–20 years).
  
• Requiring proof of roof inspection or certification from a licensed roofing contractor.
  
• Raising premiums for homes with outdated or poorly maintained roofing materials.
  
• Limiting coverage for roofs that are near or beyond their expected lifespan.
  

How Old Is Too Old?

There’s no one-size-fits-all answer, as guidelines vary by insurer. However, here’s a general idea of what many carriers are now enforcing:

• Asphalt Shingle Roofs: If 15–20 years old, many insurers will require inspection and/or proof of good condition.
  
• Tile Roofs: These often last 40–50 years, but insurance companies may still demand regular maintenance documentation.
  
• Flat Roofs: Generally require more frequent attention—if your flat roof is over 10–15 years old, expect closer scrutiny.
  

In many cases, even if the roof appears to be in decent shape, insurers may still consider the age alone a risk factor.

What Are the Signs That It’s Time to Replace Your Roof?

If you’re unsure whether your roof may be putting your insurance policy at risk, look for these common warning signs:

• Missing or cracked shingles
  
• Sagging or uneven rooflines
  
• Water stains or leaks in ceilings
  
• Loose flashing or deteriorated underlayment
  
• Moss, mold, or algae growth
  
• Granule loss on shingles
  

A professional roof inspection is the best way to determine the condition of your roof and avoid unwanted surprises when your insurer comes calling.

The Real Costs of Waiting

Delaying roof replacement can cost you far more in the long run. Here’s how:

• Denied Claims: If your roof is deemed too old or poorly maintained, an insurer may deny your claim—even if your damage was caused by a storm.
  
• Canceled Coverage: Some homeowners in California are receiving non-renewal notices strictly based on the age of their roof.
  
• Limited Shopping Options: If your current policy is canceled, finding a new insurer willing to take you on with an outdated roof can be extremely difficult—and more expensive.
  
• Higher Deductibles: Insurers may impose higher deductibles for older roofs, meaning you pay more out of pocket during a claim.
  

What Homeowners Can Do Right Now

1. Schedule a Roof Inspection

A professional roof inspection can help document your roof’s condition and identify any issues before they become major problems. Many roofing companies, like Foothill Roofing, offer free or affordable inspections and written certifications for insurance purposes.

2. Consider a Replacement if Your Roof Is Nearing the End

If your roof is over 20 years old—even if it appears fine—it may be time to consider a full replacement. Upgrading your roof not only helps maintain coverage but can increase your home’s value and energy efficiency.

3. Keep Detailed Records

Always keep documentation of roof repairs, replacements, and inspections. Photos, receipts, and contractor certifications can help support your case if your insurer challenges your roof’s condition.

4. Talk to Your Insurance Agent

Before your policy renews, call your insurance provider to ask about their roof guidelines. They may offer a roofing certification program or preferred vendors to help you stay in compliance.

Upgrading? Choose Materials That Impress Insurers

Not all roofs are created equal in the eyes of insurance companies. Here are materials that often lead to better rates and longer coverage:

• Impact-Resistant Shingles: Rated to withstand hail and debris, many insurers offer discounts for these.
  
• Metal Roofing: Extremely durable and fire-resistant—a major plus in wildfire-prone areas.
  
• Clay or Concrete Tile: These materials last longer and are seen as more resilient in extreme climates.
  
• Cool Roofing Systems: Reflective materials that reduce heat absorption can lower energy costs and appeal to insurers focused on long-term durability.
  

How Foothill Roofing Can Help

At Foothill Roofing, we understand the pressure California homeowners are under as insurers become more demanding. With over 45 years of experience in the Los Angeles Valley and surrounding areas, we’ve helped thousands of homeowners stay protected—both structurally and financially.

We offer:

• Thorough roof inspections and certifications
  
• Fast, high-quality roof repairs and replacements
  
• Tile, shingle, and flat roof expertise
  
• Documentation to help you meet insurance requirements
  
• Energy-efficient, insurance-friendly material options
  

Whether you need minor repairs or a full replacement, we’ll help ensure your roof keeps you covered—in every sense of the word.

Final Thoughts

California’s insurance landscape is evolving fast, and old roofs are in the spotlight. Don’t wait for a cancellation notice or a denied claim to act. By taking proactive steps today—like scheduling a roof inspection or considering a replacement—you can protect your home, your finances, and your peace of mind.