The short answer
Roof letters sound final, but many are not. In the public cases below, several homeowners kept their policies after sending an inspection report, cleaning the roof, or asking for the aerial photos. Read your letter for three things: the reason, the deadline, and what would fix it.
Is this you?
- You got a letter about your roof and the wording is confusing.
- You want to know how other homeowners handled a similar letter.
- You are not sure whether a letter really came from your insurer.
Every example here comes from a news story, a consumer group, or a state regulator. We quote only short phrases. For the basics, start with what a roof letter means.
Real letters and what happened
1. “Granular loss and worn shingles” (State Farm, California)
In a 2025 first-person account posted by United Policyholders, a San Anselmo homeowner said State Farm wanted the roof replaced, “as evidenced by the granular loss and worn shingles.” Granules are the gritty coating on shingles.
- What it means: The insurer judged the roof worn out, partly from aerial photos that also showed moss. The couple’s roofer disagreed. They paid $350* for an inspection and $500* to power-wash the roof. About three months later, the agent said it was enough “at least for another year or two.”
- What to do: Get an independent inspection before agreeing to a new roof. Ask your agent exactly which items must be fixed, and get the final answer in writing.
2. Algae removal before renewal (California)
ABC30 in Fresno reported in 2025 that a Clovis homeowner’s notice said she had to remove algae from her roof to be renewed. An Insurance Information Institute spokesperson warned, “At the end of 75 days it’s gonna non-renew.”
- What it means: This was a fixable condition, not a demand for a new roof. She paid about $1,000* for the removal, the work took about two months, and her policy was renewed.
- What to do: Act on day one. Ask whether cleaning, a repair, or a roof certification will satisfy the insurer. Then send photos and the receipt.
3. “Moss, mildew, algae, and mold” (Liberty Mutual, San Francisco)
ABC7 in San Francisco reported in 2024 that a couple’s non-renewal said aerial footage showed “moss, mildew, algae, and mold.” The images appeared to come from Google Earth.
- What it means: The decision rested on overhead images, not a visit. Their roofer found no growth and estimated about 20 more years of life. After the station contacted the company, the policy was re-issued.
- What to do: Send an independent report with close-up, dated photos. If the insurer does not answer, file a complaint with your state insurance department. See how aerial roof photos are used.
4. A notice that just said “Nearmap” (Travelers, Pennsylvania)
WPXI in Pittsburgh reported in 2024 that a non-renewal notice cited only “Nearmap,” with no other explanation. Nearmap is an aerial imagery company. Travelers said it provides the images “upon request” at no charge.
- What it means: The insurer looked at photos from above. Travelers said they showed two detached garage roofs needing replacement. The policy was reinstated within hours of the station’s call.
- What to do: If your letter names an imagery company, ask for the images and the date they were taken. Check whether they show your current roof.
5. Replace the roof or lose coverage (State Farm, Southern California)
In 2026, ABC7 Los Angeles reported that a Santa Ana homeowner was told to replace her roof by a deadline. The roofer estimate was at least $20,000*. State Farm said, “we may use a mix of tools, including aerial images.”
- What it means: A full replacement demand, with no inspection visit. Her roofer said the roof could last up to nine more years. In a follow-up story, State Farm renewed the policy.
- What to do: Ask whether an aerial image was used, and ask for a copy. State Farm told the station that recent photos, a roofing invoice, or an inspection report can help.
What regulators have said
6. Connecticut Insurance Department notice (2024)
Connecticut told insurers that dropping homeowners over discoloration or streaking seen in aerial images “will not be tolerated in Connecticut.”
- What it means: Cosmetic stains alone should not lead to a non-renewal there. Without clear damage in the images, insurers should inspect or accept a licensed roofer’s report. Vague reasons like “underwriting judgment” are not acceptable.
- What to do: If your letter blames staining, send a roofer’s report saying the roof is sound. In any state, a vague reason is worth questioning.
7. Maine Bureau of Insurance Bulletin 483 (2025)
Maine said some aerial images insurers used were more than 18 months old. If an insurer relies on a change in the home, “recent evidence will be required to meet this burden of proof.”
- What it means: Old or blurry photos are weak evidence. Maine homeowners can request a hearing, and they are entitled to see the evidence the insurer relied on.
- What to do: Ask when your photo was taken. If your roof was repaired since, send proof.
8. A letter that was not from an insurer (Massachusetts, 2025)
The Massachusetts Division of Insurance warned about “Home Coverage Risk Alert” mailers claiming homes were flagged over roof age. Its warning: “These mailers are not from an insurance company.”
- What it means: Some roof letters are marketing that only looks official.
- What to do: Call your insurer or agent using the number on your policy, not the letter. Do not approve costly repairs based on an unsolicited mailer. See roofer scams to avoid.
Common letter phrases, decoded
| If your letter says… | It usually means… | Ask this |
|---|---|---|
| Non-renewal | Your policy ends at the end of its current term. You are covered until that date. | What is the exact reason? Do I have appeal rights in my state? |
| Conditional renewal | The insurer will renew only if you do something, or on new terms such as a higher premium or deductible. | What exactly must I do, by what date? Please put it in writing. |
| Roof payment schedule | Some policies pay a set share of the roof’s replacement cost based on its age. The older the roof, the less they pay. | What percentage would you pay for my roof at its current age? |
| ACV roof endorsement | After damage, the roof is paid at actual cash value, meaning its worn-out value, not the cost of a new roof. | About how much would you pay if the whole roof were damaged? |
| Remaining useful life | How many more years an inspector thinks the roof will work. In Florida, 5 or more years means roof age alone cannot be the reason to refuse renewal. | How many years do you require? Will you accept a roof certification? |
| Condition of roof | The insurer thinks the roof is worn or damaged, not just old. In Texas, insurers cannot non-renew for a home’s age, but can for roof condition. | What condition did you find, and what evidence did you use? |
| Subject to inspection | Coverage or renewal depends on what an inspection finds. | Who inspects, who pays, and what is the deadline? Can I choose the inspector? |
Good to know
Keep a copy of every letter, and write the date you received it on the envelope. Some state review rights have short deadlines, such as 10 days in Virginia, and they count from the notice.
Got a letter and not sure about your roof?
A local roofer can look at your roof, take dated photos, 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 see the photo my insurer used?
Ask for it. Travelers told WPXI it provides images on request at no charge, and Maine regulators call sharing the images best practice.
Will my insurer back down too?
Not necessarily. Some of these cases were resolved only after a TV station called. Still, every reversal here started with proof that the roof was in better shape than the insurer thought.
What if my letter does not give a clear reason?
Many states require a specific reason. Ask the insurer in writing to explain exactly what is wrong. If it will not, contact your state insurance department.
Where to go next
- Can you appeal a roof non-renewal?
- Insurance dropped because of your roof? How to find new coverage
- Age or condition of the roof: what the reason means
Sources (12)
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- Insurance “re-underwriting” is on the rise in California. Here’s how I fought State Farm and won (United Policyholders, 2025)
- Homeowners receiving non-renewal notices from insurance companies (ABC30 Fresno, 2025)
- “Mold, algae”: Insurer drops SF homeowners, citing aerial footage (ABC7 San Francisco, 2024)
- 11 Investigates gets homeowner’s insurance reinstated (WPXI, 2024)
- Santa Ana homeowner says insurance company used drone to inspect her roof (ABC7 Los Angeles, 2026)
- State Farm reverses course, renews OC homeowner’s policy (ABC7, via United Policyholders, 2026)
- Underwriting action based on roof condition and use of aerial imagery (Connecticut Insurance Department, 2024)
- Bulletin 483: Use of aerial imagery by homeowners insurers (Maine Bureau of Insurance, 2025)
- Consumer Advisory: Roof-related insurance notices (Massachusetts Division of Insurance, 2025)
- Florida Statutes section 627.7011 (2022)
- Texas Consumer Bill of Rights: Homeowners, dwelling, and renters insurance (TDI)
- Code of Virginia section 38.2-2114
* Prices are estimates and could vary depending on roof size, labor, and materials used.