Texas insurers look closely at roofs because the roof is often the first thing a storm damages. When a roof is older or showing wear, an insurer may ask for photos or an inspection, require repairs, switch the roof to actual cash value coverage, or decide not to renew the policy. If you get one of these letters, read it carefully, ask your insurer exactly what it needs, get a documented inspection of the roof's real condition, and shop for coverage if you need to. What your policy covers depends on your policy; your insurer decides.
More homeowners around Spring and north Houston are opening letters from their insurance company about their roof. Some ask for recent photos. Some say an inspector will come by. Some say the policy will change at renewal, or will not be renewed at all. These letters can feel alarming, but they usually come with a deadline and a specific request, and you have more options than it may seem. Here is what is behind them and what you can do.
Why do Texas insurers ask about older roofs?
Insurance pricing is based on risk, and an aging roof is more likely to leak or be damaged in the next hailstorm or windstorm. The Texas Department of Insurance says your insurance company will inspect your roof when you apply for insurance, and that as roofs age, some companies will switch to actual cash value. TDI also notes that newer roofs often get a better rate than older ones.
Insurers learn about a roof's condition in different ways: an inspector's visit, photos you are asked to send, or aerial images. The request you get depends on your insurer and what it saw.
What kinds of roof letters might I get from my insurer?
Roof letters a Texas insurer may send
| Letter | What it means |
|---|---|
| A request for photos or an inspection | The insurer wants to see the current condition of the roof, often by a certain date. |
| A request for repairs | TDI's home insurance guide explains that a company may require you to repair damage before it renews your policy. |
| A coverage change at renewal | TDI's renewal checklist warns that when a roof reaches a certain age, a company might switch it from replacement cost to actual cash value, and that if a roof is in poor condition, the company might drop roof coverage altogether. |
| A nonrenewal notice | TDI's guide lists a house in bad condition as one reason a company can decline to renew. For policies bought or renewed in 2024 or later, the company must give you 60 days' notice of a nonrenewal. |
What is an ACV roof endorsement?
An endorsement is a change to your policy. An actual cash value (ACV) roof endorsement means that if the roof is damaged, the insurer subtracts depreciation for the roof's age and wear before paying, even if the rest of the house is covered at replacement cost. Some policies use a payment schedule based on roof age instead. On an older roof, depreciation can shrink a payment a lot, sometimes to less than the deductible. Our guide to ACV vs. RCV on a Texas roof claim walks through TDI's own examples.
These changes usually appear in the renewal paperwork, sometimes only as a form number on the declarations page. If you see a new endorsement, ask your agent what it means for your roof in plain language.
Can my insurer drop me just because my roof is old?
Texas rules prohibit insurers from using the age of the property to decide whether to write or renew coverage, but they can consider its condition, including the roof. In a September 2026 letter to the Governor, TDI said some companies might try to use the age of individual components as an indicator of a home's condition, which circumvents that rule, and that it plans to propose a rule clarifying the prohibition. As of this writing, that is a planned rule, not a final one. If you think a decision about your policy was based only on age, ask your insurer for the reason in writing and call the TDI Help Line at 800-252-3439.
Either way, condition matters. A well-kept 15-year-old roof and a neglected 10-year-old roof can look very different in an inspection, and that is exactly why a clear record of your roof's actual condition is useful.
What should I do if I get a roof letter or nonrenewal notice?
- Read the whole letter. Note the deadline, what exactly is being asked for and who to send it to.
- Call your agent or insurer. Ask what documentation it accepts, such as photos or an inspection report from a contractor, and whether repairs would resolve the issue or if it expects a replacement.
- Check the facts on your policy. TDI recommends making sure details like roof age are correct. Find your installation invoice, permit or warranty registration. If the roof is newer than the insurer thinks, send proof.
- Get a documented inspection. Photos of every slope, notes on condition and an honest assessment of whether the roof needs repairs, needs replacement, or is in fair shape.
- Fix what needs fixing, and document it. Keep before-and-after photos and the invoice so you can show the work was done.
- Shop for coverage if you need to. TDI points homeowners to HelpInsure.com to compare companies and discounts. An independent agent can quote several companies. If you can't find coverage, TDI's guide explains that the Texas FAIR Plan sells basic home insurance (800-979-6440).
- Ask about wind coverage on the coast. If you live in a coastal area where your policy excludes wind and hail, read our guide to TWIA windstorm insurance and your roof.
Will insurance pay to replace my old roof?
Homeowners insurance is designed for sudden damage, like a hailstorm or windstorm, not for normal aging. If a storm damaged the roof, you can report it to your insurer; coverage depends on your policy, and your insurer decides. Wear and tear on its own is usually the homeowner's to fix. Our article on hail damage vs. normal wear explains the difference, and an inspection can show which one you are looking at. Be cautious with anyone who promises that insurance will pay for a new roof because it is old.
That is also why we keep our inspection reports honest. Storm Bolt Roofing is a roofing contractor, not a public adjuster. We document the roof as we find it, with photos and measurements, and you decide what to share with your insurer.
Old roof and insurance questions
Will my insurer accept a roofer's inspection report?
It depends on the insurer. Some accept photos and a contractor's report; others send their own inspector. Ask your insurer what it needs before you schedule anything, so the documentation matches the request.
How much notice does my insurer have to give before it nonrenews my policy?
According to TDI, for policies bought or renewed in 2024 or later, the company must give you 60 days' notice of a nonrenewal. Check the date on your notice and start shopping early.
Does replacing my roof lower my premium?
It can. TDI notes that newer roofs often get better rates, and some companies give discounts for impact-resistant materials. Ask your insurer before you choose materials, since discounts vary by company.
Got a roof letter from your insurer? Book a free, photo-documented inspection or call Storm Bolt Roofing at 832-860-0262.
