Understanding how roof age affects insurance coverage is crucial for Minnesota and Wisconsin homeowners. Many homeowners believe their roof is "too old" for insurance coverage, but this is a common misconception. The reality is more nuanced—roof age affects depreciation and payout amounts, but storm damage on old roofs is still covered.
Advanced Roofing & Siding helps homeowners navigate old roof insurance claims, understand depreciation, and maximize their coverage. We work with both residential and commercial property owners across Minnesota and Wisconsin to ensure they receive fair treatment from insurance carriers.
Industry Standard Knowledge About Old Roofs & Insurance
10 essential facts every homeowner should know
Roof Age Is a Major Factor — But NOT the Only Factor
Insurance carriers consider roof age when determining coverage type, depreciation, repairability, and expected life remaining. BUT age alone does NOT disqualify a claim.
- If storm damage exists → roof can be covered
- If NO storm damage exists → insurance will not cover age-related wear
Two Types of Policies Matter Most
Understanding RCV vs ACV is crucial for old roof claims.
- RCV (Replacement Cost Value): Insurance pays for full replacement minus deductible. Roof age does NOT matter.
- ACV (Actual Cash Value): Insurance pays only depreciated value. Old roofs get HIGH depreciation.
Depreciation Is the #1 Factor for Old Roof Claims
Older roofs = bigger depreciation. This is why homeowners think "insurance denied my old roof" but in reality, insurance DID approve the claim—the payout was just small because of depreciation.
- 15-year-old roof: ~40–50% depreciation
- 20-year-old roof: ~60–70% depreciation
- 25-year-old roof: often >80% depreciation
Insurance NEVER Covers Age-Related Wear
These are NOT covered: granule loss from age, UV deterioration, brittle shingles, general wear and tear, cracking due to heat cycles, curling or cupping, normal life expectancy end.
- Insurance only covers sudden, accidental damage
- Age-related deterioration is considered maintenance
The Brittle Test — A KEY Approval Tool for Old Roofs
Industry recognized method: Inspector lifts a shingle gently. If it cracks → it is deemed "unrepairable" and insurance must replace full slope or full roof.
- Particularly common with 15+ year-old shingles
- If shingles cannot be repaired without further damage, repair is impossible
Minnesota & Wisconsin Weather Accelerates Roof Aging
Roofs age faster in MN/WI than in warmer climates. This MATTERS in insurance claims.
- Freeze-thaw cycles
- Snow loads
- Ice dams
- Summer heat expansion
- Hail impacts
- High winds in spring/fall
Old Roofs Are More Easily Damaged by Storms
Old shingles lose granules faster, crease at lower wind speeds, crack when lifted, bruise easily from hail, and lose seal strips. This is why old roofs often DO qualify for full replacement after storms.
- Carriers know old roofs are more vulnerable
- Storm damage on old roofs often justifies full replacement
Repairability Doctrine
If a roof cannot be repaired without damaging surrounding shingles → replacement is required. This is supported by manufacturer guidelines and general insurance claims handling standards.
- Manufacturer guidelines support replacement when repair damages surrounding shingles
- MN Matching Law often extended to roofing scope arguments
Manufacturers' Lifespans Matter in Claims
Insurance uses these estimates loosely to calculate depreciation.
- 3-tab shingles → 15–25 years
- Architectural shingles → 25–35 years
- Metal → 40–70 years
- Cedar → 20–30 years
Old Roof Claims Are Frequently Approved
Homeowners believe "My roof is too old for insurance." This is false. Correct version: "My roof is too old to get a big payout unless damage is severe, because depreciation is high. But storm damage is still covered."
- Storm damage on old roofs is still covered
- The payout may be smaller due to depreciation
- Severe damage can still result in full replacement
Two Types of Policies Matter Most
Understanding RCV vs ACV is crucial for old roof claims
Replacement Cost Value
Most homeowner policies
- Insurance pays for full replacement minus deductible
- Roof age does NOT matter
- Carrier pays RCV total after depreciation is recovered
- Most Minnesota homeowners still carry RCV
Actual Cash Value
More common for old roofs
- Insurance pays only the depreciated value
- Old roofs get HIGH depreciation
- Homeowner pays the rest out-of-pocket
- Many insurers switch old roofs to ACV automatically after ~15–20 years
Depreciation Is the #1 Factor for Old Roof Claims
Industry standard depreciation ranges by roof age
15-year-old roof
~40–50%
depreciation
20-year-old roof
~60–70%
depreciation
25-year-old roof
often >80%
depreciation
This is why homeowners think "insurance denied my old roof" but in reality: Insurance DID approve the claim—the payout was just small because of depreciation.
Insurance NEVER Covers Age-Related Wear
Understanding what is and isn't covered
These Are NOT Covered
Insurance only covers sudden, accidental damage (industry standard). Age-related deterioration is considered maintenance and is not covered.
Manufacturers' Lifespans Matter in Claims
Insurance uses these estimates to calculate depreciation
3-tab shingles
15–25 years
Architectural shingles
25–35 years
Metal
40–70 years
Cedar
20–30 years
Common Misconception vs. Reality
What Homeowners Believe
"My roof is too old for insurance."
The Reality
"My roof is too old to get a big payout unless damage is severe, because depreciation is high. But storm damage is still covered."
Frequently Asked Questions About Old Roof Insurance Claims
Common questions about roof age, depreciation, and coverage
Will insurance cover my old roof?
Yes, if there is storm damage. Age alone does not disqualify a claim. However, older roofs receive higher depreciation, which means smaller payouts unless the damage is severe. Storm damage on old roofs is still covered under most policies.
What is the difference between RCV and ACV?
RCV (Replacement Cost Value) pays for full replacement minus deductible, regardless of roof age. ACV (Actual Cash Value) pays only the depreciated value, meaning older roofs receive much smaller payouts. Many insurers automatically switch roofs to ACV after 15–20 years.
How much depreciation will my old roof have?
Depreciation increases with roof age: 15-year-old roofs typically see 40–50% depreciation, 20-year-old roofs see 60–70%, and 25-year-old roofs often see over 80% depreciation. The actual amount depends on your policy and the specific circumstances.
What is the brittle test?
The brittle test is an industry-recognized method where an inspector gently lifts a shingle. If it cracks, the roof is deemed "unrepairable" and insurance must replace the full slope or full roof. This is particularly common with 15+ year-old shingles.
Why do old roofs get approved for replacement after storms?
Old roofs are more easily damaged by storms—they lose granules faster, crease at lower wind speeds, crack when lifted, and bruise easily from hail. Insurance carriers know this, which is why old roofs often DO qualify for full replacement after storms.
Does Minnesota and Wisconsin weather affect roof aging?
Yes. Freeze-thaw cycles, snow loads, ice dams, summer heat expansion, hail impacts, and high winds accelerate roof aging in Minnesota and Wisconsin compared to warmer climates. This is a recognized factor in insurance claims.