The short answer
Failing an inspection does not automatically mean you need a whole new roof. Your options, roughly from cheapest to most expensive: repair the listed items, get a second opinion, get certified after repairs, switch insurers, accept actual cash value coverage, or replace the roof.
First, read exactly what failed
Ask for the full report and the list of items your insurer wants fixed. A few missing shingles is a very different problem from a roof at the end of its life.
Your options, cheapest first
- Repair the listed items. Ask a roofer to quote only what the report lists.
- Get a second opinion. Especially if someone says you need a full replacement.
- Get a roof certification after repairs. It shows your insurer the roof has useful life left.
- Ask about more time. Some insurers may allow extra time if you show a signed contract or a scheduled date.
- Shop other insurers. Rules for older roofs differ from company to company.
- Accept actual cash value coverage on the roof, if offered. It costs less, but pays less after damage.
- Replace the roof. The most expensive option, and sometimes the right one.
Repair or replace?
| Repair may be enough when… | Replacement may make sense when… |
|---|---|
| Damage is in one area | Damage is spread across the roof |
| The roof is under about 15 years old | The roof is near the end of its expected life |
| There are no leaks inside | There are repeated leaks or soft spots |
| A roofer will certify it after repair | No one will certify it, even after repairs |
If you do need a new roof
Costs vary widely with roof size, material, and where you live. An average asphalt shingle roof often runs roughly $10,000 to $15,000. Before you sign:
- Get 2 to 3 written quotes.
- Check that the roofer is licensed and insured where you live.
- Avoid paying a large deposit up front.
- Be careful with door-to-door roofers after storms.
- Ask about financing, and whether a new roof could lower your premium.
- Send your insurer proof when the job is done: the invoice, the permit, and photos.
If a storm caused the damage
You may be able to file an insurance claim. Take photos right away and contact your insurer. Never let anyone talk you into exaggerating damage on a claim.
Good to know
Ask your insurer which roof features earn discounts, such as impact-resistant shingles or, in Florida, wind mitigation features. If you are replacing the roof anyway, that can lower your premium for years.
Talk to a local roofer about your options
A local roofer can look at the failed items and tell you whether a repair, a certification, or a replacement makes sense. Free, with no obligation.
Independent consumer education. We may earn a fee or commission when you contact a partner or buy through links on this site, at no extra cost to you.
Common questions
Can I get more time to fix my roof?
Ask your insurer in writing. Some may give extra time if you can show a signed contract or a scheduled work date.
Will a new roof lower my insurance?
Often it can, and some roof materials earn discounts. Ask your insurer before choosing materials.
Should I let the roofer deal with my insurer?
Stay involved. You can share reports and photos, but keep copies and make your own decisions about the policy.