How Roof Age Affects Home Insurance in Central Indiana

By Spencer Hoffman · Hoffman Insurance Strategies · Carmel, Indiana

The short version

Your roof is one of the first things a home insurance carrier looks at. Its age and material can change your price, how a claim gets paid, and whether a carrier will offer you a policy at all. Carriers treat roofs very differently, which is why it pays to compare.

Why carriers care so much

Wind and hail are among the most common causes of home insurance claims in Indiana, and the roof takes most of that damage. An older roof is more likely to fail in a storm and more likely to have wear that a carrier won't want to pay for, so carriers price that risk in.

Replacement cost vs. actual cash value on the roof

This is the part most people miss. With replacement cost coverage, a covered roof claim pays what it costs to replace the roof, minus your deductible. With actual cash value, the payout is reduced for the roof's age and wear, so you could be responsible for a large share of a new roof.

Some carriers move a roof to actual cash value, or to a payment schedule based on age, once it passes a certain age. That age depends on the carrier and the roofing material. Two policies with similar prices can pay very differently on the same storm.

Wind and hail deductibles

Many policies carry a separate deductible for wind and hail. It may be a flat dollar amount or a percentage of your dwelling coverage. A 1% deductible on a home insured for $400,000 is $4,000, and 2% is $8,000. Check which one you have before you need it.

Cosmetic damage

Some policies exclude cosmetic damage, such as dents in a metal roof that don't cause leaks. If you have metal roofing, ask how your policy defines it.

What helps

• Know the year your roof was installed and what it's made of. If you bought the home recently, your inspection report or the seller's disclosure usually has it.
• Keep the invoice or permit from a roof replacement. Carriers often ask for proof.
• Ask about impact-resistant shingles. Some carriers discount them.
• Tell your agent when you replace the roof. A new roof is one of the best reasons to re-shop your policy.

Questions to ask before you choose a policy

• Is my roof covered at replacement cost or actual cash value?
• Does that change as the roof gets older?
• Do I have a separate wind and hail deductible, and how much is it in dollars?
• Is cosmetic damage excluded?

How we help

Hoffman Insurance Strategies is an independent agency in Carmel, Indiana. When we compare 14+ carriers for your home, we check how each one treats your roof and show you the differences alongside the price, so there are no surprises after a storm.