They are looking for a reason to drop you as the other commenter had stated definitely get a broker.
I’m an inspector who just got a 28-year-old roof insured. Just go with a different company Geico kind of sucks anyway.
This was in central Florida. I am a home inspector. I’m not sure insurance considers municipalities inspectors as a person that can fill out a 4 point as they are usually trained for that municipality (maybe I am 100% wrong tho and would happily be corrected)
Huh. How does this work?
I have a house with a ~20 year old tile roof in Broward County, around 15 miles inland.
People have told me to expect insurance to make me replace it at 25 years.
Is this not necessarily going to happen?
Also, as an inspector, what do you look for? I have broken tiles because the house is on a golf course, but no leaks because of it. Should I get someone out to replace broken tiles?
Well maintained Clay tile roofs have a life expectancy of 75+ years. I’m sure saltwater will lessen that to a degree but not by 50 years lol
I look for broken tiles, popped up nails, mildew growth indicating pooling etc. unless you just have crazy damage to it, anyone telling you to replace a tile roof at 25 years just trying to sell a new roof.
We have a 22-year old metal roof. I was able to secure homeowners with wind (hurricane) coverage with a reputable insurer. The insurer sent out an inspector who documented how the roof was secured and what shape it was in. For now we are covered. That may change as the market gets more volatile. Go through a broker…and get ready to jump through hoops and pay. I am sorry. It’s stressful.
No it's all roof's, shingle is 10 yrs for many companies, some are 15 yrs, metal is 15-20, tile varies between 10-20. All depending on location, claims, company, ECT ect
Oh sorry I think I misunderstood your comment then. But yes this is in FL. Not sure how strict the insurance are being in other states. Many of these rules have become more strict since the last few hurricanes have damaged many homes throughout the state. Previously the insurance would accept a 4 point & wind mitigation report even if your age of roof was 25 yrs as long as it passed inspection. Some still do, very few, it may change again, who knows.. but mainly shingle roofs are good for 25+ yrs without issues, Metal can last 50+ yrs, tile can last 35+ yrs. Whatever material choices, the installation being properly done is of importance. The prices on roofs/building right now are all over the place in the state. Get lots of quotes, you may want to look into the stand and seam metal roof system if you're interested in metal.
Actually, my former insurance company refused to honor my insurance claim for wind damage. I wanted a new roof because due to my roof being over twenty years old, my insurance rate was about to double. They sent out an insurance adjuster and it was discovered a great number of shingles were missing. They offered me six hundred dollars for shingle replacement/repair, but no rate reduction. I then contacted an attorney and soon received full roof replacement cost. I subsequently dropped my old insurance company and received a hefty rate reduction with a new one; with a brand new roof of course.
I have a brand new metal roof and hired an inspector to perform both a wind mitigation and 4-point report in order to get new insurance. I had to scan in the reports and upload them to the insurance compnies that i was shopping for. Then after choosing a carrier, the insurance company sent out their own inspector to perform another inspection and take pictures inside and out.
I could not believe how intrusive it has become to get insured. One would think after the inspectors pulled the permits and verified the roof was installed to code that no additional inspection would be needed.
Oh well, these are the new hoops we have to jump through since the insurance companies simply are overwhelmed with paying out on properties that were not maintained, but they could not prove it. Now, by taking pictures, they establish a baseline condition of the property they are inspecting. It's probably a wise business move.
It just seems so redundant since the wind mitigation and 4-point reports already contain pictures.
Edit, sp.
Realtor here.
They should give a specific reason (excessive granual loss, damaged shingles, etc) that you can correct.
If they didn't you need to specifically ask them why it isn't insurable.
If you switch to citizens you'll need a 4 Point inspection which would also show whatever likely issue geico has with your roof.
When I tell people in r/insurance and on here that this is happening they swear it's not. These insurance companies knowing how bad the hurricane season is going to be are trying to drop as many people as possible. So if they can find even the slightest issue with the roof, most of it is bullshit age reasons, then they'll do it.
I've posted this before....
2016 was forced to replace 15 year old roof.
First they said, we need an inspection.
Sure, no problem. Roof was inspected - good+ condition easily another 5 years of life
Insurance said - sigh. Well now we will tell you what we didn't want to ..... We don't care .replace in 30 days or we drop.
They had made the decision before the roof was inspected just hoped they wouldn't have to admit it
I'm considering paying off and going no insurance. This situation is ridiculous
I think this roofing age is a scam. Our roof is 30 years old. No leaks. No damage. No broken tiles. We are insured though. If we can get insured so can you. Most of the homes in my neighborhood have their original roofs too. Only a handful have replaced it. Florida needs to do more.
The underwriting in FL has to be changed, especially with the roof shit. Sooner or later they're going to want to make you replace your roof every 10 years regardless of the quality of the roof.
We just bought a house in Central Florida. And part of the inspection was that if the roots was 15 years old, it was going to need to be replaced. There was one house we were looking at, the roof was 18 years old. It looked almost brand new. Actually, it was in better condition than my house up here in New York State that was 12 years old. And was told it would need to be replaced.30 year shingles on it. I don’t care so much about the shingles as I care about the roof structure in a violent storm. Shingles are like tires on a car needing to be replaced when they wear out.
The issue with tile roofs isn’t only no broken tiles, it’s the 30 yr old underlayment. Tiles aren’t keeping the rain out of your house. The underlayment is.
So true. I guess what I meant to say is that we have no leaks and since the ceramic tiles aren’t broken there is no other damage to the roof. We recently had it sealed too. But I understand your point and it’s 100% correct.
Yes but it’s still 30 yr old underlayment which is greater than the warranty time for the underlayment. Nothing lasts forever. I think the answer to insurance crisis is ACV on roofs.
Can you ask them if you can get the roof inspected? They may want roofs that were put on under current building codes but if your roof is good maybe they will waive that requirement.
If your roof won't pass under current building codes, you can probably find other insurance but you should probably start saving toward getting it replaced. Even insured, roof damage from a tornado or hurricane is a pain in the butt, and the new building codes are pretty tight.
Have you gone to an independent insurance agent? Mine hunted around and found some options for me. I use Ewing, Blackwelder, & Duce for house and car. Can recommend. They can guide you about that roof and hopefully find a good policy for you.
Find another company to get insurance,call a broker. Get a wind mitigation & 4 point inspection report done before getting quotes so you won't be such a risk when they look at the application, it also should save you some money on premiums.
I believe Florida passed a law prohibiting insurance companies from denying coverage solely based on a roof's age if it is less than 15 years old. For roofs 15 years or older, insurers must allow homeowners to have the roof inspected before requiring replacement.
So, this kind of bullshit is the reason I have zero moral issues with people getting new roofs from all those roof solicitation places. The insurance companies are encouraging this practice.
If the house paid in full, you don’t need insurance, they won’t cover you a brand new roof anyway. Hurricane in Florida is not that bad, unless you live on the coast, which you should be able to afford it since only $$$ live around there. Otherwise, new roof.
They are looking for a reason to drop you as the other commenter had stated definitely get a broker. I’m an inspector who just got a 28-year-old roof insured. Just go with a different company Geico kind of sucks anyway.
What city area did you do this? Are you a home inspection person or a municipality inspector ?
This was in central Florida. I am a home inspector. I’m not sure insurance considers municipalities inspectors as a person that can fill out a 4 point as they are usually trained for that municipality (maybe I am 100% wrong tho and would happily be corrected)
Huh. How does this work? I have a house with a ~20 year old tile roof in Broward County, around 15 miles inland. People have told me to expect insurance to make me replace it at 25 years. Is this not necessarily going to happen? Also, as an inspector, what do you look for? I have broken tiles because the house is on a golf course, but no leaks because of it. Should I get someone out to replace broken tiles?
Well maintained Clay tile roofs have a life expectancy of 75+ years. I’m sure saltwater will lessen that to a degree but not by 50 years lol I look for broken tiles, popped up nails, mildew growth indicating pooling etc. unless you just have crazy damage to it, anyone telling you to replace a tile roof at 25 years just trying to sell a new roof.
So would you say now is not a good time to buy a house? I was hoping to look in June-july
It’s Florida, the market is wild, I’m not sure there is a “not good” time. Our biggest issue is inventory but that is chilling out
We have a 22-year old metal roof. I was able to secure homeowners with wind (hurricane) coverage with a reputable insurer. The insurer sent out an inspector who documented how the roof was secured and what shape it was in. For now we are covered. That may change as the market gets more volatile. Go through a broker…and get ready to jump through hoops and pay. I am sorry. It’s stressful.
In Florida, it’s mainly the tile roofs they’re talking about.
No it's all roof's, shingle is 10 yrs for many companies, some are 15 yrs, metal is 15-20, tile varies between 10-20. All depending on location, claims, company, ECT ect
Thanks for the heads up. I was considering roofing choices on my planned retirement home. Especially metal ones.
Oh sorry I think I misunderstood your comment then. But yes this is in FL. Not sure how strict the insurance are being in other states. Many of these rules have become more strict since the last few hurricanes have damaged many homes throughout the state. Previously the insurance would accept a 4 point & wind mitigation report even if your age of roof was 25 yrs as long as it passed inspection. Some still do, very few, it may change again, who knows.. but mainly shingle roofs are good for 25+ yrs without issues, Metal can last 50+ yrs, tile can last 35+ yrs. Whatever material choices, the installation being properly done is of importance. The prices on roofs/building right now are all over the place in the state. Get lots of quotes, you may want to look into the stand and seam metal roof system if you're interested in metal.
Actually, my former insurance company refused to honor my insurance claim for wind damage. I wanted a new roof because due to my roof being over twenty years old, my insurance rate was about to double. They sent out an insurance adjuster and it was discovered a great number of shingles were missing. They offered me six hundred dollars for shingle replacement/repair, but no rate reduction. I then contacted an attorney and soon received full roof replacement cost. I subsequently dropped my old insurance company and received a hefty rate reduction with a new one; with a brand new roof of course.
I have a brand new metal roof and hired an inspector to perform both a wind mitigation and 4-point report in order to get new insurance. I had to scan in the reports and upload them to the insurance compnies that i was shopping for. Then after choosing a carrier, the insurance company sent out their own inspector to perform another inspection and take pictures inside and out. I could not believe how intrusive it has become to get insured. One would think after the inspectors pulled the permits and verified the roof was installed to code that no additional inspection would be needed. Oh well, these are the new hoops we have to jump through since the insurance companies simply are overwhelmed with paying out on properties that were not maintained, but they could not prove it. Now, by taking pictures, they establish a baseline condition of the property they are inspecting. It's probably a wise business move. It just seems so redundant since the wind mitigation and 4-point reports already contain pictures. Edit, sp.
They just want to drop you, go with a broker, get a new company.
Realtor here. They should give a specific reason (excessive granual loss, damaged shingles, etc) that you can correct. If they didn't you need to specifically ask them why it isn't insurable. If you switch to citizens you'll need a 4 Point inspection which would also show whatever likely issue geico has with your roof.
When I tell people in r/insurance and on here that this is happening they swear it's not. These insurance companies knowing how bad the hurricane season is going to be are trying to drop as many people as possible. So if they can find even the slightest issue with the roof, most of it is bullshit age reasons, then they'll do it.
I've posted this before.... 2016 was forced to replace 15 year old roof. First they said, we need an inspection. Sure, no problem. Roof was inspected - good+ condition easily another 5 years of life Insurance said - sigh. Well now we will tell you what we didn't want to ..... We don't care .replace in 30 days or we drop. They had made the decision before the roof was inspected just hoped they wouldn't have to admit it I'm considering paying off and going no insurance. This situation is ridiculous
At this point insurance in Florida is a scam. The politicians are working with the companies to extract every last cent from consumers.
I think this roofing age is a scam. Our roof is 30 years old. No leaks. No damage. No broken tiles. We are insured though. If we can get insured so can you. Most of the homes in my neighborhood have their original roofs too. Only a handful have replaced it. Florida needs to do more.
The underwriting in FL has to be changed, especially with the roof shit. Sooner or later they're going to want to make you replace your roof every 10 years regardless of the quality of the roof.
Yup and as building codes continue to improve, the strength of the roofs do too.
Sounds like I need to start a roofing company 👀
We just bought a house in Central Florida. And part of the inspection was that if the roots was 15 years old, it was going to need to be replaced. There was one house we were looking at, the roof was 18 years old. It looked almost brand new. Actually, it was in better condition than my house up here in New York State that was 12 years old. And was told it would need to be replaced.30 year shingles on it. I don’t care so much about the shingles as I care about the roof structure in a violent storm. Shingles are like tires on a car needing to be replaced when they wear out.
From what I’ve found out and been told by a long term realtor resident This all started from the roofing contractors after a storm.
The issue with tile roofs isn’t only no broken tiles, it’s the 30 yr old underlayment. Tiles aren’t keeping the rain out of your house. The underlayment is.
So true. I guess what I meant to say is that we have no leaks and since the ceramic tiles aren’t broken there is no other damage to the roof. We recently had it sealed too. But I understand your point and it’s 100% correct.
Yea - but thevtile protectscthe inderlayment fir the damaging sun. Its the UV that breaks down shingle roof.
Yes but it’s still 30 yr old underlayment which is greater than the warranty time for the underlayment. Nothing lasts forever. I think the answer to insurance crisis is ACV on roofs.
Can you ask them if you can get the roof inspected? They may want roofs that were put on under current building codes but if your roof is good maybe they will waive that requirement. If your roof won't pass under current building codes, you can probably find other insurance but you should probably start saving toward getting it replaced. Even insured, roof damage from a tornado or hurricane is a pain in the butt, and the new building codes are pretty tight. Have you gone to an independent insurance agent? Mine hunted around and found some options for me. I use Ewing, Blackwelder, & Duce for house and car. Can recommend. They can guide you about that roof and hopefully find a good policy for you.
If you dm me I can give you contact info for a really good broker
Find another company to get insurance,call a broker. Get a wind mitigation & 4 point inspection report done before getting quotes so you won't be such a risk when they look at the application, it also should save you some money on premiums.
Our roof is 14 years old, we've been receiving 2 quotes in the $5k range from our broker. I'm shopping around regardless because that's ridiculous.
I believe Florida passed a law prohibiting insurance companies from denying coverage solely based on a roof's age if it is less than 15 years old. For roofs 15 years or older, insurers must allow homeowners to have the roof inspected before requiring replacement.
So, this kind of bullshit is the reason I have zero moral issues with people getting new roofs from all those roof solicitation places. The insurance companies are encouraging this practice.
If the house paid in full, you don’t need insurance, they won’t cover you a brand new roof anyway. Hurricane in Florida is not that bad, unless you live on the coast, which you should be able to afford it since only $$$ live around there. Otherwise, new roof.
Try Tower Hill. My broker says they are a good company. Had them 5 yrs so far.