f you own a home in North Texas, you have probably heard some version of this warning: “Your roof is getting old, and your insurance company is going to make you replace it.” Some homeowners have been told that once a roof passes a certain age, no insurer will write or renew a policy on the house at all.
That is not how Texas insurance rules are supposed to work, and the Texas Department of Insurance (TDI) is now making that point explicit. On September 29, 2026, TDI announced that it is clarifying its rule on property age: an insurance company cannot decline to insure a home, or refuse to renew a homeowners policy, solely because the house or its roof is old.
The clarification matters for homeowners, buyers and sellers alike. It also leaves several important questions unanswered, including how a roof’s condition is judged and how much an older roof is actually covered for. This article explains what changed, what did not, and how a home inspection fits into the picture.
What the Texas Department of Insurance Clarified
Texas has had an age-of-property rule on the books for years. Under 28 TAC §21.1006 (Title 28 of the Texas Administrative Code, the section that governs insurance underwriting practices), an insurer may not refuse to write residential property insurance because of the age of the property, unless the refusal is based on physical conditions such as the electrical, heating, cooling, plumbing or roofing systems.
In practice, many homeowners and agents treated roof age as a legitimate stand-alone reason to decline or drop a policy. TDI’s proposed amendments are intended to remove that ambiguity. As TDI describes the clarified rule, insurers cannot deny coverage or refuse to renew a policy simply because the house, or components such as the roof, wiring, heating and air conditioning, plumbing or siding, are older.
“Texans deserve fair access to home insurance, no matter the age of their home,” said Texas Insurance Commissioner Amanda Crawford in TDI’s announcement.
Why This Is Happening Now
The clarification follows an August 24, 2026 directive from Governor Greg Abbott instructing TDI to take administrative action on rising property insurance costs. Among other items, the directive asked TDI to prohibit insurers from refusing to write or renew residential policies based solely on the age of the property or its components, “specifically including roof age,” and to require insurers to account for FORTIFIED roofs in their rates. FORTIFIED is a construction standard developed by the Insurance Institute for Business & Home Safety (IBHS) to help roofs resist high wind and hail.
Proposed Amendments and Public Comment
Because TDI published the change as a rule proposal, it goes through the standard rulemaking process, which includes a public hearing and a written comment period before final adoption. TDI has stated that the amendments clarify an existing prohibition rather than create a new one. Homeowners who want to follow the process can find the proposal and related notices on the TDI website.
Roof Age Alone Is Not the Same as Roof Condition
The most important part of the clarification is the line it draws between age and condition. Insurers can still evaluate the actual physical condition of the roof and other components of the home when deciding whether to write or renew a policy. What they cannot do is rely on the installation date by itself.
That distinction matters, because roof age is not the same thing as roof failure. An older roof is not automatically a roof in poor condition, and a newer roof is not automatically free of problems. Age is useful information. Actual condition provides a much more complete picture.
Why North Texas Roofs Do Not All Age the Same Way
Anyone who has lived in North Texas for long understands how hard our weather is on a roof. Roofs here are exposed to intense summer heat, high winds, heavy rain, large temperature swings and, above all, hail.
The numbers support that experience. According to IBHS analysis of National Weather Service data, Texas recorded 878 major hail events (hailstones larger than one inch) in 2024 and a record 1,123 in 2023, more than any other state. National Oceanic and Atmospheric Administration (NOAA) records show Tarrant County with 126 severe hail days since 2000, one of the highest totals in the state. In a region like ours, a roof’s storm history can matter as much as its age.
How a particular roof ages also depends on factors such as these:
- Quality of the original installation
- Type and grade of roofing materials
- Attic ventilation
- Previous hail and wind exposure
- Prior repairs and their workmanship
- Tree coverage and debris
- Routine maintenance
- Drainage and gutter conditions
Because of those variables, two roofs installed in the same year on the same street can be in very different condition ten years later. The installation date should be treated as one piece of information, not the entire story.
Be Careful With Automatic Replacement Recommendations
North Texas homeowners know what tends to follow a major hail or windstorm. Sometimes roof damage is significant and replacement is the right decision. Other times, homeowners receive a series of unsolicited offers to “check the roof” or help with an insurance claim, and the recommendation is replacement regardless of what the roof actually shows.
After more than 20 years inspecting homes throughout North Texas, we have seen relatively new roofs with real problems and older roofs that remained serviceable at the time of the inspection. That experience reinforces a simple principle: a recommendation to replace a roof should be based on its actual condition, the extent of any damage and the available options, not simply its age.
If replacement is recommended, you should feel comfortable asking what specific conditions led to that recommendation:
- Are shingles missing, damaged or significantly deteriorated?
- Is there documented hail or impact damage?
- Is flashing damaged or improperly installed?
- Are there signs of water intrusion in the attic or ceilings?
- Is the concern widespread or limited to one area of the roof?
- Are repair options available, and what would they cost?
A roof replacement is a major expense. Understanding the reason behind the recommendation allows you to make an informed decision rather than a pressured one.
What “Roof Condition” Means in a Texas Home Inspection
In Texas, home inspections are performed under the Standards of Practice set by the Texas Real Estate Commission (TREC). During a general home inspection, the visible roofing system is evaluated as one part of the overall property.
What the Inspector Looks For
Under the TREC Standards of Practice, the inspector reports the type of roof covering, the vantage point from which it was inspected, visible evidence of water penetration and evidence of previous repairs. Conditions reported as deficient can include damaged or missing roofing materials, deterioration, fastener and adhesion problems, flashing concerns and issues around skylights, vents and other roof penetrations.
The inspection may also identify related conditions involving gutters, drainage, attic ventilation, chimneys and other components connected to the roofing system.
What a Home Inspection Does Not Do
It is equally important to understand the limits. The TREC Standards of Practice state that an inspector is not required to determine the remaining life expectancy of a roof covering, to identify latent hail damage, or to determine insurability. A general home inspection is not a prediction of exactly how many years a roof has left, and it is not a substitute for an evaluation by a qualified roofing contractor when specialized assessment is needed.
The purpose of the inspection is to document the visible conditions present on the day of the inspection and identify areas that warrant further evaluation. That kind of objective, condition-based documentation is exactly what the age-versus-condition distinction is about.
Your Coverage May Still Change as Your Roof Ages
There is another side to this discussion that homeowners should not overlook. Even though an insurer cannot decline or refuse to renew a policy solely because of roof age, the way the roof is covered can still change as it gets older.
Replacement Cost Versus Actual Cash Value
TDI explains that most homeowners policies pay to repair or rebuild at current costs, which is called replacement cost coverage. Some policies instead pay based on the age and condition of the property, after depreciation, which is called actual cash value (ACV) coverage. Some insurers offer ACV coverage specifically for the roof, or shift an older roof to ACV at renewal.
The difference can be substantial. TDI’s own consumer example uses a $200,000 home with a 2 percent ($4,000) deductible and a storm that destroys a roof costing $10,000 to replace:
| Roof age | Replacement cost policy pays | Actual cash value policy pays |
|---|---|---|
| 5 years | $6,000 | $4,500 |
| 10 years | $6,000 | $3,000 |
| 20 years | $6,000 | $0 |
In other words, an older roof may remain insurable while the payout for a covered roof loss shrinks considerably. That is why it is important to review your policy rather than assume your roof is covered the same way it was several years ago.
Wind and Hail Deductibles
Many Texas policies also carry a separate wind and hail deductible calculated as a percentage of the dwelling coverage limit, not the cost of the roof. A 2 percent deductible on a home insured for $400,000, for example, is $8,000. That figure can approach or exceed the cost of a roof repair, so it is worth knowing before a storm arrives.
What Texas Homeowners Should Do Now
If you are concerned about your roof or an upcoming insurance renewal, start with information:
- Find out approximately when the roof was installed.
- Keep invoices and documentation from previous repairs or replacements.
- Review your homeowners policy and renewal declarations page.
- Confirm that the roof information listed on your policy is accurate.
- Ask your agent whether your roof has replacement cost or actual cash value coverage.
- Understand your wind and hail deductible in dollars, not just as a percentage.
- Ask for the reason in writing if your insurer declines or nonrenews your policy.
- Ask what specific conditions support any recommendation for a major repair or full replacement.
Insurance coverage questions should be discussed directly with your insurance company or a licensed insurance professional. If you believe an insurer has acted improperly, the TDI Help Line is available at 800-252-3439.
The Bottom Line
Texas homeowners now have a clearer answer on roof age and homeowners insurance. An insurer cannot decline to insure a home or refuse to renew a policy solely because the roof is older.
That does not make the roof’s condition irrelevant. The physical condition of the roof can still be considered, and the type and amount of coverage available for an aging roof can still change. For homeowners, the takeaway is simple: know the condition of your home, know what your policy covers, and ask questions before making a major decision.
At Stonebriar Property Inspections, the roof is evaluated as part of our comprehensive home inspection, along with the structure, electrical, plumbing, HVAC and other major systems of the property. Our role is to provide objective information about the visible condition of the home so our clients can make informed decisions.
This article is provided for general educational purposes and is not insurance, legal or roofing advice. Insurance coverage and underwriting decisions vary by company and policy, and the rule amendments described here were proposed at the time of publication. Homeowners should consult their insurance company or a licensed insurance professional regarding their individual coverage.