Usually yes, your policy can still cover a 20-year-old roof, but it may pay a lot less. In Texas, an insurance company can’t turn you down or refuse to renew your home policy just because the roof is old. It can look at the roof’s condition, though, and many policies pay less on an older roof after hail or wind. So for a roof that’s 20 years old, the real question is how much your policy pays, not whether it covers you.
Key takeaways
- Texas rules say roof age alone can’t be the reason an insurer declines or drops your home policy. The roof’s condition can be.
- Many policies pay less as a roof gets older, so an old roof can leave you with a smaller check after a storm.
- Your wind and hail deductible is often a percentage of your home’s coverage, which can eat most of a small claim.
- Read your declarations page before you file: roof age, how the roof is paid, and your deductible.
- A free inspection before you file tells you whether the damage is likely worth a claim.
What Texas rules say about roof age
A Texas Department of Insurance rule, 28 TAC §21.1006, says insurers can’t decline to write a home policy because of the age of the house or its parts, roofing included. On September 29, 2026, TDI proposed a clarification to make that plain: companies can base decisions on the physical condition of the roof, wiring, plumbing and other parts, but they can’t deny or refuse to renew a policy simply because those things are older.
That protects your ability to get and keep coverage. It doesn’t set how much a policy pays on an old roof. That part is in your policy.
Why an older roof often pays less after a storm
Two parts of your policy decide what you get for a damaged roof.
- How the roof is valued. Some policies pay the full cost of a new roof, called replacement cost. Others pay actual cash value, which takes off depreciation for the roof’s age and wear. TDI notes that many policies reduce roof coverage based on the roof’s age and materials. On a 20-year-old roof, that reduction can be a big share of the payout. Our roof insurance claim guide for San Antonio explains actual cash value and replacement cost in more detail.
- Your wind and hail deductible. Most Texas policies set it at 1% or 2% of your home’s coverage. On a home insured for $300,000, that’s $3,000 or $6,000 you pay before the policy does. If the policy only pays part of an old roof’s value, the deductible can take most of what’s left.
How long roofs last in San Antonio
Asphalt shingles here usually last about 15 to 30 years. Summer heat and sun dry them out, and spring hail knocks granules loose. By year 20, many shingle roofs show wear that an adjuster will separate from storm damage. That’s why the condition of an older roof matters so much in a claim, and why good photos taken soon after a storm help.
What to check on your policy
- Is your roof’s age right? Look at the roof year on your policy. If you replaced the roof and never told your insurer, call them so they can update it.
- Replacement cost or actual cash value? Find out which one applies to the roof. Some policies treat the roof differently from the rest of the house.
- What’s your wind and hail deductible? Check whether it’s a flat amount or a percentage.
- Will they cover the whole roof if only part is damaged? TDI points out that a policy may not pay to replace the whole roof, even if new shingles don’t match the old ones.
Not sure how to read it? Ask your agent, or call the TDI Help Line at 800-252-3439. TDI also has a short list of questions to ask about your roof coverage.
What to do after a hailstorm if your roof is 20 years old
- Write down the storm date. The National Weather Service Austin/San Antonio office posts storm reports for Bexar County. Adjusters check your claim against them.
- Get a free inspection before you file. Our free 37-point roof inspection documents the roof with dated photos and drone images, and shows storm damage apart from normal wear.
- Compare the damage to your deductible. If the repair is likely under your deductible, a claim may not be worth it. Our hail damage claim checker gives you a first answer in about 30 seconds.
- File soon if it makes sense. Most Texas policies want prompt notice. Your insurer then has its own deadlines to respond.
- Don’t sign anything at the door. After a storm, out-of-town crews often ask for a signature before an adjuster has seen the roof. In Texas, a roofer also can’t waive or pay your deductible; that’s against Business & Commerce Code §27.02.
If your insurer says the roof is in poor condition
Ask for the reason in writing. If you think the adjuster got it wrong, you can ask for a reinspection, and you can file a complaint with TDI if you believe your claim was mishandled. If the roof really is near the end of its life, replacing it can help: TDI notes that new roofs often get a better rate, and some companies give discounts for roofs that resist wind and hail. If you’re weighing a new roof, our page on roof replacement in San Antonio covers the options.
Frequently asked questions
Can a Texas insurance company drop me because my roof is 20 years old?
Not for age alone. Texas rules say an insurer can’t decline or refuse to renew a home policy only because the roof is old. It can make decisions based on the roof’s condition.
Will insurance replace a 20-year-old roof after hail?
It can, if the hail damaged the roof and your policy covers it. But on an older roof, many policies pay actual cash value or a reduced amount, and your wind and hail deductible comes off first. Check your declarations page to see how your roof is paid.
Should I file a claim on an old roof?
File if the storm damage is real and the likely payout is more than your deductible. Get an inspection first, so you know what’s storm damage and what’s normal wear before an adjuster visits.
How do I find out how old my roof is?
Check your closing papers, a past home inspection report or an old roofing invoice. A roofing permit on file with your city can also show when the roof was replaced. Then make sure your policy lists the same year.
Does replacing an old roof lower my insurance?
Often, yes. TDI notes that new roofs often get a better rate than older ones, and some insurers give discounts for impact-resistant materials. Ask your insurer what applies before you choose materials.
Get your older roof checked before you file
If your roof is 15 years or older and you’ve had hail or high wind, a free inspection is the easiest first step. Apex Roofing & General Contractors inspects San Antonio roofs at no cost, documents what we find and tells you plainly whether a claim makes sense. Call (726) 727-7663 or request your free inspection online.
