How Roof Age Impacts Homeowners Insurance in Minnesota

If you’ve noticed your homeowners insurance premium climbing lately, you’re not alone. Across the Midwest, especially here in Minnesota, insurance rates have jumped faster than ever. The main culprit? Hail damage claims.

While storms are nothing new to Minnesotans, the frequency and cost of roof-related claims have pushed insurance companies to rethink how they price risk. One of the biggest changes we’re seeing is how carriers are treating roof age.

Why Insurance Companies Are Drawing a Line at Roof Age

Many insurers have started using roof age as a major factor when deciding whether to write or renew a policy. Once a roof hits about 15 years old, it’s often seen as higher risk for hail, wind, or water damage — even if it still looks fine from the ground.

In fact, some companies are:

• Reducing coverage from Replacement Cost (RCV) to Actual Cash Value (ACV) — meaning you’d get a smaller payout after depreciation.

• Adding separate wind or hail deductibles, especially for older roofs.

• Requiring roof inspections or proof of age before renewing a policy.

• Or, in some cases, refusing to insure homes with roofs past a certain age (typically 15-20 years).

What This Means for Homeowners

If your roof is aging, now’s the time to check your coverage. Ask your insurance agent:

• “Is my roof still covered for full replacement?”

• “At what age will my coverage change to ACV?”

• “Would upgrading to impact-resistant shingles lower my premium?”

Keeping maintenance records and getting a roof inspection every few years can also help you prove condition and potentially keep better terms.

What This Means for Buyers and Sellers

For buyers, roof age can affect your ability to get affordable insurance or in some cases, any coverage at all. Before you make an offer, ask your agent how the roof’s age might impact your policy.

For sellers, if your roof is nearing that 15-year mark, consider a pre-listing inspection. A documented roof report can prevent last-minute hiccups when the buyer’s insurance company runs its own checks.

And for HOA communities, if most units share similarly aged roofs, expect insurance costs to rise — boards should plan ahead for phased replacements.

The Bottom Line

Roof age isn’t just a home maintenance issue anymore — it’s an insurance issue. Staying proactive now can save you thousands later.

If you’re thinking about selling your home (or buying one with an older roof), we can help you navigate those insurance conversations and connect you with trusted local pros for inspections, repairs, or replacements.

Let’s talk about your options and make sure your next move is fully protected.