When you’re helping clients buy or sell a home in Texas, one of the most overlooked but biggest deal-makers isn’t the square footage or the paint color — it’s the roof. In the Lone Star State, roof age can make or break a deal and significantly affect how much a homeowner pays (or can pay) for insurance. Here’s what you need to know — and what your clients should know.
Insurance companies look closely at roof age because it’s a major indicator of risk. A newer roof means fewer leaks, fewer storm claims, and — most importantly — less likelihood of an expensive payout for the insurer.
Roofs younger than ~10 years are usually considered low risk and often qualify for lower premiums and full replacement cost coverage.
Roofs between ~10–15 years start to trigger higher rates, condition reviews, or inspection requirements.
Roofs 15–20+ years old can lose access to full coverage, switch to Actual Cash Value (ACV), or even be uninsurable with some carriers.
In Texas, where hail and wind events are common, this becomes especially important. Insurers don’t want to cover an aging roof that’s likely to fail in the next big storm — and they won’t hesitate to charge more or limit coverage because of it.
Here’s how roof age typically affects insurance terms:
Older roofs = higher risk = higher rates. Even if there’s no visible damage yet, insurers price policies based on likelihood of future claims.
Instead of paying full replacement cost, a policy may only pay Actual Cash Value, meaning the insurer deducts depreciation and pays much less if a claim is made.
Some companies may refuse to renew or issue a new policy unless the roof is replaced or passes a strict inspection.
If you’re working with buyers in Texas:
Lenders typically require insurance before closing, so a home that can’t be insured or has very expensive premiums can derail a transaction.
A roof nearing its life expectancy can be a negotiation issue — buyers may ask for replacement credits or a price reduction.
Older roofs often come up during inspection contingencies, giving buyers leverage.
In some online homeowner discussions, agents and buyers report difficulty finding insurance at all for roofs over 15–20 years old, and sometimes the only option is a non-standard or limited policy.
For sellers, an aging roof can be a silent deal killer. Smart sellers will:
Get a professional roof inspection and collect documentation before listing.
Consider replacement or mitigation if the roof is approaching key age thresholds.
Be transparent about roof age and condition — buyers and agents will ask.
Listing a home with a roof under 10 years old? That’s a major selling point and can help offers come in faster and cleaner.
If your client is considering a home with an older roof:
Ask for a current roof inspection up front. A well-documented inspection could make insurers more willing to provide coverage.
Shop insurance early — different carriers have different age cutoffs and products.
Negotiate credits or concessions if a full replacement isn’t feasible before closing.
Educate buyers on policy types like ACV vs. Replacement Cost Value (RCV).
Roof age in Texas is not just a cosmetic detail — it’s a risk metric that buyers, sellers, and insurance companies watch closely. For buyers, it can affect insurance eligibility and cost; for sellers, it can influence marketability and negotiation. And for both, understanding how roof age plays into insurance underwriting and pricing can save time, money, and stress.
When in doubt, get it inspected, get it documented, and get it discussed early — because in Texas, a roof is more than shelter — it’s part of the deal.
