Will Insurance Cover a 20-Year-Old Roof in Texas?
Texas roofs age faster than most homeowners expect. Sun exposure, hail cycles, and wind events take a steady toll. By the time a shingle roof hits 20 years, the question moves from “how long will it last” to “will insurance still pay if something happens.” The answer depends on the policy language, the cause of damage, and the condition of the roof before the event. This article breaks down how insurers treat older roofs in Texas, what coverage to expect on a 20-year-old system, and how homeowners in Justin, TX can position claims for a fair outcome. It also explains how a local contractor like SCR, Inc. General Contractors documents damage, estimates scope, and handles TX roof repair that meets carrier requirements.
What insurers look for on a 20-year-old roof
Most carriers evaluate three things after a storm: the cause, the condition before the storm, and the cost basis in the policy. Cause comes first. If hail or wind created new, sudden damage, that’s typically covered, even on an older roof. If the issue is wear, UV cracking, or granule loss from age, that falls under maintenance and is often excluded. The condition before the storm matters because insurers deny claims when damage appears old or preexisting. A carrier will look for bruised or fractured shingles from a specific event date versus long-term deterioration. Finally, the cost basis determines the payout math: replacement cost value (RCV) pays to replace with like kind and quality, while actual cash value (ACV) subtracts depreciation for age and condition.
On a 20-year-old roof in Texas, some carriers automatically reduce coverage to ACV for wind and hail, while others keep RCV if the homeowner has maintained the system and the roof meets underwriting guidelines. Local experience shows that policies written or renewed within the last five years more often apply ACV to older asphalt roofs. Metal roofs tend to keep RCV longer if they perform well and pass scr247.com TX roof repair inspection.
RCV vs. ACV on older roofs
RCV coverage pays for full replacement cost, less deductible, once the work is completed and invoices are submitted. ACV pays the depreciated value upfront, which can be far less than replacement. A 20-year-old three-tab shingle roof will carry heavy depreciation; a similar-age architectural shingle roof might fare slightly better because it was higher grade at install. On an ACV policy, depreciation might range from 50 to 80 percent depending on age, remaining life, and condition. On RCV, depreciation is “held back” but released after proof of completion.
A simple example helps. If a full replacement costs $18,000 and the policy is ACV with 70 percent depreciation due to age, the payout before deductible could be about $5,400. With a $2,000 deductible, the net would be $3,400. That number rarely covers full replacement. Homeowners then weigh partial repairs against system replacement. With RCV, the same $18,000 job would pay in two parts: the ACV portion upfront, then the recoverable depreciation after the work, minus the deductible. On older roofs, the difference between ACV and RCV often decides whether a full replacement is realistic after a storm.
Texas-specific factors that change outcomes
Texas carriers track hail dates and storm footprints closely. Adjusters cross-reference claim dates with radar and hail swaths. If a homeowner in Justin, TX reports hail damage from a storm that passed three days ago and there’s strong evidence of fresh bruising and granule displacement, results are often favorable. If the roof shows blistering, thermal cracking, or widespread granule loss unrelated to a specific hail event, the carrier may apply cosmetic-only coverage or deny. Some policies exclude cosmetic damage on metal roofs unless hail penetrates or dents cause leakage.
Another Texas wrinkle is deductible size. Many policies carry a 1 percent wind and hail deductible. In Justin, that often means $3,000 to $6,000 depending on the home’s insured value. A deductible at that level can absorb minor or moderate repairs. Claims make sense when damage is undeniable, widespread, and likely to shorten the roof’s service life. Those realities shape how SCR, Inc. recommends next steps after a free inspection.
Will insurance cover a 20-year-old roof at all?
Yes, if a covered peril caused new, identifiable damage. The carrier is not paying because the roof is old; it pays because wind or hail created damage that affects function. Age matters because it changes depreciation and underwriter scrutiny. On a 20-year-old system, carriers often require clearer evidence, more photos, and a clean paper trail. If the roof is at end-of-life with curled shingles, exposed mat, or failing flashing, even new hail strikes may be argued as non-functional. That is where inspection detail, test squares, and slope-by-slope documentation make the difference.
For roofs beyond 20 years, many adjusters request a brittle test on asphalt shingles. If shingles crack easily under slight bending, repairs may be considered impractical, which can push the scope to full replacement if hail created functional damage. Without storm impact, replacement becomes an out-of-pocket maintenance decision.
How adjusters determine functional hail damage
Functional hail damage means the impact reduces the roof’s ability to shed water or shortens its service life in a measurable way. Adjusters look for bruising that breaks the shingle mat, granule loss down to asphalt exposing the mat, and fracturing around an impact point. They do test squares, often 10 feet by 10 feet, and count hits. If the slope meets carrier thresholds, the slope qualifies. Thresholds vary by carrier and shingle type, but field practice in North Texas often lands between 6 and 12 hits per square. Steep slopes, low slopes, and soft-metal damage on vents and flashings support the determination. Gutters with fresh granules add context.
Age complicates this. Older shingles bruise differently and can already be thin on granules. Documentation must show clean circular impact points with surrounding granule displacement and asphalt exposure that appears recent, not oxidized. Experienced roofing contractors know how to differentiate these patterns, and that expertise helps homeowners in Justin avoid claim disputes.
What about wind damage on older roofs?
Wind claims on a 20-year-old roof hinge on missing shingles, creased tabs, and lifted seams that fail the seal. The insurer will ask whether seals failed from age or from wind gusts on a given date. Creases that align with the wind direction and have fresh fractures can support a claim. If the shingle seals were weak due to age and thermal cycling, the carrier may argue maintenance. Again, photo documentation and wind data for Justin, TX on the loss date help.
If the policy is ACV for wind and hail, the payout for a few missing shingles may not exceed the deductible. On RCV, a repair can be practical if the shingle is still manufactured and a color match is available. If the shingle is discontinued, Texas’ matching statutes and carrier guidelines may allow replacing a larger area or slope to maintain uniform appearance. This is fact-specific and depends on the policy and carrier.
Common policy clauses that affect older roofs
Many Texas homeowners are surprised by cosmetic-damage exclusions for metal roofs. Hail dents that do not leak may be excluded. Another common clause is an endorsement that shifts wind and hail coverage for roofs over 15 years old to ACV. Some carriers require proof of maintenance or a roof inspection at renewal. Others limit coverage for wood shake or certain rolled roofing products. Reading the declarations page and endorsements is worth the time. If it’s unclear, a local contractor sees these forms daily and can explain what they mean for a claim.
Policies also differ on ordinance and law coverage. If a 20-year-old roof needs replacement and current code requires new ventilation, drip edge, or underlayment like ice and water shield in valleys, ordinance coverage pays for those upgrades if included. Without it, code items are out of pocket. In Denton County municipalities near Justin, code adoption often requires drip edge and sometimes specific underlayment in valleys and around penetrations.
Depreciation math on a 20-year-old shingle roof
Depreciation reduces payout on ACV claims. Carriers often apply straight-line or condition-based depreciation. If a shingle was expected to last 25 to 30 years but shows advanced wear at year 20, the carrier may set remaining life at 0 to 5 years. With 80 to 100 percent depreciation, ACV may be small. If the roof is architectural and better maintained, depreciation could be lower. Homeowners should ask the adjuster to explain the schedule used. Contractors can provide install dates, photos, and maintenance records to argue for fairer depreciation when condition supports it.
Documentation that changes claim outcomes
Clean documentation wins close calls. SCR, Inc. captures slope-by-slope photos, chalks test squares, marks impacts, and records measurements. It also photographs soft metals like vents and gutters, collects shingle samples if needed, and notes brittle-test results. On wind cases, it records lifted shingles with gauges, shows creasing, and confirms nail placement. It ties findings to specific storm dates using publicly available hail and wind data for Justin and nearby neighborhoods like Harriet Creek Ranch, Reatta Ridge, and Timber Brook. Adjusters respond well to concise, accurate packets that speak their language.
What to do after a storm in Justin, TX
First, take simple steps to prevent further damage. Tarp obvious leaks and move belongings from affected rooms. Photograph interior staining before cleanup. Then schedule a same-day or next-day roof inspection. Quick action matters because fresh hail marks, loose granules, and crease patterns are easier to read within days of the event. Delays invite disputes about age versus impact.
Here is a short, practical checklist that keeps the process straight:
- Record the storm date and time, plus any photos or videos of hail or wind at your home.
- Walk the property and photograph downed limbs, dented gutters, and damaged window screens.
- Call a local roofer for a free inspection before calling the carrier, so the claim date and cause match the evidence.
- If the roof is leaking, request emergency TX roof repair and keep invoices for reimbursement under the policy’s duty-to-mitigate clause.
- Store all documents in one folder: policy, photos, inspection report, adjuster notes, and estimates.
Repair or replace: the practical choices at 20 years
At two decades, many asphalt roofs are near end-of-life in North Texas conditions. If the carrier pays ACV for minor hail or wind damage, homeowners often choose targeted repair to keep the roof serviceable for another season. That might mean sealing exposed fasteners, replacing a handful of shingles, reworking a chimney flashing, and clearing gutters. If multiple slopes qualify for storm damage under RCV, full replacement becomes reasonable. The math depends on deductible size, depreciation, and long-term plans for the home.
Contractors in Justin see a lot of roofs where repair is technically possible but not smart. For example, if the shingles fail a brittle test and break during handling, patching can lead to more leaks. If granule loss is widespread and mat is exposed on several slopes, hail repair turns into a short-term fix. In these cases, SCR, Inc. explains the risks with photos and lets the homeowner decide with clear numbers.
Shingle choices and their impact on insurance and resale
If replacement is on the table, homeowners ask about upgrading. Architectural shingles withstand wind better and carry longer warranties than three-tab shingles. Impact-resistant (IR) shingles can reduce premiums with some carriers in Texas, though discounts vary and may require proof of installation and UL 2218 classification. Metal roofing offers durability and energy benefits, but some policies exclude cosmetic hail dents. A balanced approach for Justin homes is architectural or IR asphalt shingles with proper ventilation, ice and water shield in valleys, and code-compliant drip edge. These upgrades help claims later and improve resale appeal.
Costs to expect in Justin, TX
For a 2,000 to 2,400 square-foot home, full roof replacement with architectural shingles typically ranges from $12,000 to $20,000 depending on pitch, stories, decking repairs, and code items. Steep two-story homes with multiple valleys and penetrations can run higher. Emergency TX roof repair after hail or wind, such as tarping and sealing, often falls between $300 and $1,200, depending on access and severity. Those numbers provide context when reviewing ACV checks or deciding whether to push for full replacement under RCV.
How SCR, Inc. supports homeowners through the claim
A contractor does more than swing hammers. For claims on older roofs, SCR, Inc. starts with a forensic-style inspection, produces a simple photo report, and explains whether the roof shows storm damage that meets carrier criteria. If the homeowner files a claim, SCR meets the adjuster onsite, points out test squares, and answers scope questions. After approval, it builds a detailed estimate in the same format carriers use, which speeds supplements for code-required items and unforeseen decking replacement. That tight process saves time, limits back-and-forth, and keeps homeowners informed.
For work in Justin, crews know local subdivision layouts, HOA requirements, and municipal inspection steps. They protect landscaping, manage debris daily, and keep a clean site because these details often sway neighbors and keep HOA boards happy. On older homes, they check decking for rot, upgrade ventilation where needed, and seal every penetration with the right flashing kits. The goal is a roof that passes inspection, satisfies the carrier, and stands up to the next storm season.
Avoiding common mistakes that cost coverage
A few pitfalls show up repeatedly. Homeowners sometimes patch leaks without documenting the area first, which erases proof the adjuster needs. Others file a claim before an inspection and end up with a denied claim because the reported cause does not match the evidence. Some wait months after hail, then face disputes over dates and wear. Another issue is hiring out-of-area crews who lack local references and vanish before punch-list work is done. A calm, local-first approach avoids most of these headaches.
What if the carrier denies the claim?
Denials happen, especially on 20-year-old roofs. The first step is to read the denial letter closely and compare it to the inspection findings. If the decision hinges on cause or the count of hail hits, a reinspection request can help. A second adjuster may see things differently when presented with clear slope maps, measurement grids, and date-stamped photos. If policy language is the barrier, such as ACV-only coverage, replacement becomes a budget decision. SCR, Inc. can price both repair and replacement so the numbers are clear and a plan fits the calendar.
The bottom line for a 20-year-old roof in Texas
Insurance can still cover a 20-year-old roof, but only for new storm damage and only within the policy’s terms. Expect tighter scrutiny, potential ACV payouts, and a strong need for documentation. In Justin, TX, fast inspections, accurate storm dates, and contractor support often decide the outcome. For some homeowners, targeted repair after a small claim keeps the roof in service for another year or two. For others, a qualifying hail or wind event opens the door to full replacement under RCV.
SCR, Inc. General Contractors serves Justin and nearby communities with same-day inspections, emergency TX roof repair, and full replacements built to last. Homeowners who want straight answers and a clean claims process can schedule an inspection today. A short visit often clarifies whether the current roof should be repaired, replaced, or left alone, and whether the policy is likely to participate.
SCR, Inc. General Contractors provides roofing, remodeling, and insurance recovery services in Rockwall, TX. As a family-owned company, we handle wind and hail restoration, residential and commercial roofing, and complete construction projects. Since 1998, our team has helped thousands of property owners recover from storm damage and rebuild with reliable quality. Our background in insurance claims gives clients accurate estimates and clear communication throughout the process. Contact SCR for a free inspection or quote today.
SCR, Inc. General Contractors
440 Silver Spur Trail Phone: (972) 839-6834 Website:
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Rockwall,
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