The short answer
A roof letter is usually a deadline, not an instant cancellation. Find the date on the letter and what your insurer wants. You’ll often have time to get an inspection, a repair, or new coverage lined up.
Is this you?
- Your insurer says it won’t renew your policy because of your roof’s age or condition.
- It wants an inspection or a roof certification by a certain date.
- It plans to raise your premium or change your roof coverage to actual cash value.
- The letter mentions an aerial or drone photo of your roof.
What the letter usually means
| If the letter says… | It usually means… |
|---|---|
| Non-renewal | Your policy will not continue after the current term ends. You are still covered until that date. |
| Age or condition of the roof | The insurer thinks the roof is old or worn enough to be a higher risk. |
| Aerial or satellite imagery | The insurer looked at photos of your roof taken from above, often without an in-person visit. |
| Actual cash value (ACV) on the roof | After damage, the roof would be paid at its depreciated value, not the cost of a new roof. |
| Roof surcharge | You would pay extra premium because of the roof. |
| Inspection or certification required | The insurer wants proof of the roof condition before a deadline. |
Four calm steps to take now
- Find the date and the reason. Circle the deadline. Then find the reason: roof age, roof condition, or an aerial photo. The letter should say why.
- Ask your insurer or agent in writing. Email them that you received the letter. Ask exactly what would satisfy them (a repair, an inspection, or a roof certification) and ask for any photos they used.
- Get an independent inspection. Have a licensed roofer or inspector check the roof and give you a written report with photos and an estimate of remaining roof life.
- Fix, document, and confirm. Do the required work, keep photos and receipts, and send proof before the deadline. Get written confirmation that your policy will renew.
Good to know
Keep everything in one folder: the letter, your emails, photos, receipts, and reports. If there is a disagreement later, a paper trail helps you.
How much time do I have?
Notice rules are set by each state, so the date on your letter is what counts. Many states require insurers to give advance notice before a non-renewal; Massachusetts, for example, requires at least 45 days. If anything is unclear, call your state’s department of insurance.
If your insurer won’t change its decision
- Shop for new coverage early. An independent insurance agent can check several companies at once. Some insurers still accept older roofs, sometimes with actual cash value coverage on the roof.
- Ask your state for help. If you think you were treated unfairly, contact your state’s department of insurance. Most states have a consumer helpline and an online complaint form.
Not sure what your roof needs?
A local roofer can check your roof and tell you whether a repair, a roof certification, or a replacement makes sense. Free, with no obligation.
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Common questions
Can I appeal a non-renewal?
You can ask your insurer to reconsider, especially if you can show the roof is in good shape or has been repaired. Send an inspection report and photos in writing. If you believe the decision was unfair, you can also contact your state insurance department.
What if the aerial photo is wrong or out of date?
Ask for a copy of the photo and the date it was taken. If it shows an old problem that has been fixed, or something that is not damage, send photos and receipts showing the current condition.
Will a non-renewal make it harder to get insurance?
It can. Some insurers ask whether you have been non-renewed. Answer honestly, and bring proof of the roof condition or any repairs when you shop.