Insurance Dropped Because of Your Roof? How to Find New Coverage

The short answer

You can usually find new coverage, but start right away. Talk to an independent agent who can check several insurers, bring proof of your roof’s condition, and answer every question honestly. If regular insurers say no, most states have a FAIR plan or similar “insurer of last resort.” Never let your old policy end before the new one starts.

Is this you?

Your insurer sent a non-renewal or cancellation notice because of your roof.
Your agent says other companies also want a newer roof.
You are helping a parent who has a mortgage and cannot go without insurance.
You have heard of a state “FAIR plan” and want to know if it is right for you.

Cancelled or non-renewed? Know which one you have

A non-renewal means your policy runs to the end of its term and then stops. A cancellation ends it before the term is over. Mid-term cancellations are less common. Colorado’s insurance division says they usually involve unpaid premiums or suspected fraud, such as lying on an application. Roof problems usually lead to a non-renewal.

Either way, the date on your notice is your deadline. Notice periods differ by state. Florida requires 120 days for most homeowners non-renewals, California 75, Texas 60 for policies bought or renewed since 2024, and North Carolina 45. If you think the decision is wrong, you can ask the insurer to reconsider, but shop for new coverage at the same time.

Your step-by-step plan

Start this week. An Insurance Information Institute spokesperson told ABC30 in Fresno that finding a new policy can take at least a month.
Gather your roof proof. Roof age, the roofing invoice or permit, recent photos, and any inspection report or roof certification. Not sure of the age? See how to find out how old your roof is.
Call an independent agent or broker. A captive agent sells one company. An independent agent or broker can quote several. As Colorado regulators put it, one company changing its approach does not mean all companies are doing the same thing.
Ask about roof options. Some insurers accept an older roof if the roof is covered at actual cash value (ACV). That means a damaged roof is paid at its worn-out value, not the cost of a new one. The premium may be lower, but you would pay more after a loss.
Compare more than price. Check the deductible, any wind or hail deductible, roof coverage, and whether liability and belongings are included.
If regular insurers say no, ask about the last-resort options below, and keep the written declinations. Some plans ask for them.

Your options, from most to least coverage

Option	What it is	Watch out for
Standard insurer	A licensed (“admitted”) company, found through an agent.	May require a newer roof, an inspection, or ACV roof coverage.
Standard insurer with ACV roof	Full policy, but the roof is paid at depreciated value after damage.	Large out-of-pocket cost if the roof is damaged.
Surplus lines insurer	A specialty company that is not licensed in your state, used for hard-to-place risks. Sold through specialty brokers.	The NAIC says state guaranty fund protection is not available if the company fails.
State FAIR plan or insurer of last resort	A state-created pool for people who cannot get coverage in the regular market.	The NAIC says these plans are typically more expensive and offer more limited protection.

State last-resort plans

According to the NAIC, 33 states have some form of FAIR plan or similar plan. Here is how they work in several states with many older-roof notices.

State	Plan	Key rules
Florida	Citizens Property Insurance	Can write a new policy only if no Florida-authorized insurer offers coverage, or if private offers are more than 20 percent higher than comparable Citizens coverage. Must be bought through an appointed Citizens agent. Citizens also has its own roof age and condition rules.
California	California FAIR Plan	Basic fire insurance, described by the plan as a last resort. A broker can add a separate Difference in Conditions (DIC) policy to bring coverage closer to a full homeowners policy. Any registered agent or broker can help you apply.
Texas	Texas FAIR Plan Association (TFPA)	An option if at least two companies refuse to insure your home, according to TDI.
Texas coast	Texas Windstorm Insurance Association (TWIA)	Wind and hail coverage only, in 14 coastal counties and parts of Harris County. You must have been denied by at least one private insurer, and the home must be certified as built to code.
Louisiana	Louisiana Citizens	The state’s insurer of last resort. Any licensed property and casualty agent can place coverage.
North Carolina	NCJUA (FAIR Plan) and NCIUA (Coastal Property Insurance Pool)	The FAIR Plan covers the state outside the beach area. The Coastal Pool offers wind and homeowners coverage in 18 coastal counties. Belongings are covered at actual cash value.

Rules change often. Ask your agent for the current version before you apply.

What to disclose when you apply

Tell the truth on every application, even when the answer hurts. Florida law lets an insurer cancel a policy for a material misstatement on the application. A policy that is cancelled for a false answer can leave you worse off than before.

Roof age and material. Give the real year. If you are unsure, say so and show your proof.
Past non-renewals or cancellations. Answer if asked. Then explain what you have done since, such as repairs or a new inspection.
Recent claims. List them accurately, with dates.
Known problems. If a roofer found an issue, say whether it has been fixed and send the invoice.

How to avoid a gap in coverage

Line up the dates. Your new policy should start on or before the day your old one ends. Do not cancel the old policy until the new one is active.
Get it in writing. Ask for the declarations page, the summary page that lists your coverage and dates.
Tell your mortgage company. If you pay insurance through escrow, send the new policy to your mortgage servicer right away.
Avoid force-placed insurance. If your coverage lapses, your mortgage servicer can buy a policy for you and charge you. The CFPB says this is usually more expensive and often protects only the lender, not you.

Good to know

Ask every agent the same question: “What would it take for you to insure this roof?” Sometimes the answer is a roof certification, a repair, or ACV roof coverage, not a whole new roof.

Not sure your roof will pass a new insurer’s rules?

A local roofer can check your roof and give you a written report or certification to show new insurers. Free, with no obligation.

Talk to someone about my roof

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

Will being dropped make my insurance cost more?

Not always. New York’s insurance regulator notes that after a non-renewal, you will not necessarily be charged a higher premium at another insurance company. Prices depend on the new insurer’s rules for your roof and home.

Does a FAIR plan cover everything a normal policy does?

Usually not. The NAIC says FAIR plans usually cover the dwelling, while belongings may be an add-on, and liability and loss of use are generally not offered. In California, a separate DIC policy can fill gaps.

Should I replace the roof before I shop?

Not automatically. Get quotes first. Some insurers will accept an older roof with an inspection or ACV roof coverage. If every quote requires a new roof, compare that cost with years of higher premiums.

Can I go to Citizens in Florida right away?

Only if you qualify. Citizens can write a new policy only when private coverage is not available or costs more than 20 percent more than comparable Citizens coverage. Your agent will check this.

Where to go next

Sources (16)

Source links open in a new tab. This page stays open, so you can come right back.