As home insurance carriers tighten their underwriting standards, the age and condition of a roof now play a much larger role in your ability to secure coverage—and what that coverage will cost.

With rising wind and hail losses and increasingly severe weather patterns, insurers are reviewing roofs more closely than ever, especially during post-closing inspections. Here’s what Maryland buyers and sellers should understand before entering a transaction.

1. Roof Age Plays a Major Role

Many insurance companies now impose strict limits on the age of roofs they’re willing to cover. While guidelines vary, the following ranges are common:

  • Asphalt shingles: 15–20 years
  • Flat roofs: 10–20 years
  • Metal or slate roofs: Up to 30 years

Older roofs may not qualify for full replacement cost coverage. Instead, insurers may only offer actual cash value (ACV) coverage—meaning depreciation is deducted—or they may exclude the roof entirely from the policy.

 

2. Roof Condition Can Affect Your Approval and Premium

When agents prepare a quote, they often review recent photos or satellite imagery of the property. Any visible signs of deterioration may raise concerns, including:

  • Missing, curling, or lifting shingles
  • Heavy granule loss
  • Visible aging or discoloration
  • Moss, algae, or staining
  • Damaged flashing, fascia, vents, gutters, or downspouts

Even cosmetic issues can indicate bigger problems like moisture intrusion, structural deterioration, or upcoming repair needs—all of which can influence your premium or eligibility.

 

3. Expect a Post-Closing Insurance Inspection

Most carriers conduct an exterior inspection shortly after your policy is activated—often right after settlement. Inspectors typically evaluate:

  • The roof’s current condition and estimated age
  • Overall exterior maintenance
  • Detached sheds, garages, and fences
  • Overhanging trees or dense vegetation
  • Outdoor fireplaces, wood stoves, or pellet stoves (which may trigger interior review)

These inspections increasingly rely on aerial or satellite tools, making unnoticed roof issues far less likely.

 

What Buyers Should Be Prepared For

Depending on the condition of the roof, buyers may face:

  • Higher premiums or limited coverage options
  • Denied applications with certain carriers
  • Required repairs before closing
  • Delays in binding insurance if issues arise
  • Post-closing cancellations or non-renewals if problems aren’t corrected
  • The need to shop multiple carriers to find acceptable coverage

Roof issues can create significant challenges—especially under tight closing timelines.

 

Why Sellers Should Pay Attention Too

Addressing visible roof issues before listing can:

  • Improve marketability
  • Reduce the risk of appraisal or insurance delays
  • Prevent renegotiations after the home inspection
  • Help buyers secure affordable insurance
  • Keep the transaction moving smoothly

A small repair—or even a professional roof cleaning—can make a noticeable difference.

 

Bottom Line

An aging or visibly worn roof can cause major complications in a real estate transaction. Understanding how insurers evaluate roofs and preparing for inspections early can prevent surprises, smooth the underwriting process, and keep your sale or purchase on track.

If you have questions about your insurance coverage, reach out to your insurance provider. And if you’d like referrals to trusted, local insurance professionals, Scott and The Smolen Team are here to help. We’re committed to guiding you through every step of the homebuying or selling process with confidence.