You’ve probably seen the headline: Texas just banned insurers from dropping you because of your roof’s age. If your roof is 15 or 20 years old, that sounds like good news. It’s only part of the story. The rule against declining a Texas home policy over the property’s age isn’t new, the 2026 change is a proposed clarification, and a company can still look hard at what shape your roof is in.
Here’s what the rule says, what an insurer can still do, and how to keep your home insurable, with North Texas examples.
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What changed for older roofs in Texas in 2026?
The short answer: On September 29, 2026, TDI proposed amendments clarifying that insurers can’t decline or non-renew a home policy just because the house or its roof is old.
It clarifies an existing rule, and it isn’t final yet.
On August 24, 2026, Gov. Greg Abbott directed the Texas Department of Insurance to “prohibit insurers from refusing to write or renew residential property insurance policies based on the age of the property,” including “individual components such as the age of the roof.” TDI answered on September 29 with a news release and a rule proposal. Insurance Commissioner Amanda Crawford: “Texans deserve fair access to home insurance, no matter the age of their home.”
| Date | What happened | Status |
|---|---|---|
| Sept. 1, 1997 | 28 TAC §21.1006 takes effect: no declining to write a home policy based on the property’s age. | In effect |
| Aug. 24, 2026 | Governor directs TDI to bar age-based refusals to write or renew, including roof age. | Directive |
| Sept. 29, 2026 | TDI proposes amendments to clarify §21.1006. | Proposed |
| Fall 2026 | Public hearing and written comment period; see TDI’s rule page for dates. | Scheduled |
Until TDI adopts a final version, the current rule governs.
What does the Texas rule on property age actually say?
The short answer: 28 TAC §21.1006 says an insurer may not decline to write residential property insurance based on the age of the property, but it may consider physical conditions, including roofing.
In plain English, the current rule says:
- Age alone isn’t a reason to say no. An insurer “may not decline to write residential property insurance based on the age of the property.”
- Condition is fair game. Insurers may consider “physical conditions of the property, including wiring, heating, air conditioning, plumbing, and roofing.”
- Value alone isn’t a reason either. No minimum property value.
The current wording talks about declining to write a policy. According to TDI’s release, the clarified rule would make it explicit that insurers can’t decline or refuse to renew a home policy simply because the house or its roof is old, while still allowing decisions based on the condition of the home or its parts, such as roofing, wiring, heating, air conditioning, plumbing or siding.
Can an insurer still turn down a home because of the roof’s condition?
The short answer: Yes, Texas insurers can still decline or non-renew based on the roof’s physical condition, such as leaks, missing shingles or storm damage, just not on age alone.
A maintained 16-year-old roof with no damage is a different risk from a 9-year-old roof with hail bruising and a leak at the flashing. The rule protects the first homeowner from an age cutoff. It doesn’t make any company insure a failing roof.
“Your roof is 18 years old”
The current rule bars declining a new policy over the property’s age. The proposal would name roof age and renewals explicitly.
Active leaks or water stains
A physical condition an insurer can weigh when deciding to write or renew.
Missing, curled or cracked shingles
Visible wear an inspection can document.
Unrepaired storm damage
Hail or wind damage that was never fixed. Repair records show what’s been done.
In North Texas, one hailstorm can change a roof’s condition in an afternoon. When we review a renewal on an older roof, we first ask what storms and repairs have happened since the last inspection.
What can an insurer still change when your roof gets older?
The short answer: Even if it renews you, a company can price the policy, change how the roof is settled, and adjust deductibles or cosmetic-damage terms, because the age rule is only about saying no.
| What an insurer does | With an older roof? |
|---|---|
| Decline a new policy over age alone | Not allowedThe existing rule bars it for the property’s age; the proposal names roofs. |
| Non-renew over roof age alone | Proposed to be namedThe 2026 proposal would spell out renewals. Not final. |
| Decline or non-renew over roof condition | AllowedPhysical conditions, including roofing, count. |
| Switch the roof to actual cash value | Can happenTDI says some companies do as roofs age. |
| Charge more for an older or worn roof | Can happenThe rule addresses declining coverage, not price. |
| Cancel a new policy after an inspection | First 60 daysState law allows a few extra cancellation reasons early in a new policy, including a required inspection the insurer doesn’t accept. |
The settlement change is the one to watch. TDI’s roof replacement guidance warns that “as roofs age, some companies will switch to actual cash value,” which subtracts depreciation from a roof claim. Our Texas home guide’s roof settlement section shows TDI’s example. Some policies also limit purely cosmetic roof damage, like hail dents that don’t cause leaks, so read any new roof language at renewal.
Check your deductible in dollars, too; see how Texas wind and hail deductibles work. For pricing, see what homeowners insurance costs in Texas.
By clicking Get My Free Quote, I give Robinson Legacy Partners LLC, an Allstate agency, and its licensed agents my prior express written consent, by electronic signature, to contact me with calls and text messages — including marketing calls and texts made using automated technology or an artificial or prerecorded voice — and by email, at the number and email I provided, about my insurance quote and related insurance products and services, even if my number is on a Do Not Call list. My information is never sold or shared with other agencies for their own marketing. Consent is not a condition of purchase; I can call (817) 262-5300 instead. Message frequency varies. Message and data rates may apply. Reply STOP to opt out, HELP for help. I agree to the Privacy Policy and Terms of Use, including the arbitration clause and E-SIGN consent.
What should you do if a non-renewal letter blames your roof?
The short answer: Read the stated reason and act right away, because a Texas insurer generally must give at least 60 days’ notice before non-renewing a home policy bought or renewed on or after January 1, 2024.
That’s from TDI’s cancellation and non-renewal guide; older policies had 30 days. Sixty days goes fast when you need a roofer, an inspection and a new policy. Use the time:
- Find the actual reason. A reason that names only age is worth questioning.
- Fix what’s fixable. If it’s a condition, a documented repair may change the picture. Ask whether the company will reconsider with proof.
- Ask TDI if something looks wrong. Call 800-252-3439 or file a complaint with TDI.
A mid-term cancellation is different: it generally needs 10 days’ notice, and Texas law limits the reasons. Our Texas policy review guide shows how to read notices and declarations pages side by side.
How do you document an older roof so an insurer can judge its condition?
The short answer: Keep the install date, permits, receipts, repair invoices, a recent inspection and dated photos together, since proof of condition is your best answer to a question about age.
- Find the roof’s install date
Use the original invoice, permit or closing documents, and make sure the roof year on your policy matches.
- Pull permits and receipts
Many Texas cities permit roof work. Arlington, for example, says a building permit is required to replace roof covering materials, except jobs covering 10% or less of the roof.
- Keep every repair invoice
Save dated invoices for leaks, shingles, flashing and vent boots.
- Get a recent roof inspection
A written report with photos gives a company concrete information about condition.
- Photograph the roof after storms
Take dated photos after major hail and after repairs.
- Bring it to your renewal review
Go through the records with your agent before renewal, along with your roof terms and deductible.
If an inspection finds real problems, fix them and keep the proof.
Should you replace an older roof before you buy or renew?
The short answer: Replace it when its condition calls for it, not just its age; if you’re close anyway, timing the job before a renewal or purchase makes the insurance side simpler.
If a roofer says yours is near the end, plan the replacement around your renewal date, not a non-renewal deadline.
- If the roof is sound, you file the report and photos and go into renewal with proof of condition.
- If it finds damage, you have months to repair or replace and send the paperwork, instead of reacting to a letter with 60 days on the clock.
If you replace, ask how the new material may affect your eligibility and terms. Impact-resistant shingles are worth asking about in hail country, but what they mean depends on the company and product. Then send the paperwork to your agent so your home insurance policy reflects the new roof.
What if no company will insure your home because of the roof?
The short answer: The Texas FAIR Plan Association is a statewide last resort that, according to TDI, you can qualify for if no Texas-licensed company will insure you and at least two have turned you down.
It’s more likely with serious, unrepaired condition problems than with a roof that’s simply older. TDI’s home insurance guide describes the FAIR Plan as a last resort, and the FAIR Plan’s site explains who qualifies.
The bottom line
Yes, you can usually get and keep Texas home insurance with an older roof. Texas has barred declining a home policy based on the property’s age since 1997, and TDI’s 2026 proposal would make it explicit that renewals and roofs are included. The rule doesn’t make roof condition irrelevant, freeze your price, or stop a move to actual cash value.
If your roof is getting up there, send us your ZIP below or call (817) 262-5300. We’ll check your roof terms and deductible, plan around your renewal date, and quote Allstate coverage for your home, in English, Spanish, Arabic, Hindi, Punjabi, Urdu or Coptic, Monday through Friday from 8:30 to 5.
By clicking Get My Free Quote, I give Robinson Legacy Partners LLC, an Allstate agency, and its licensed agents my prior express written consent, by electronic signature, to contact me with calls and text messages — including marketing calls and texts made using automated technology or an artificial or prerecorded voice — and by email, at the number and email I provided, about my insurance quote and related insurance products and services, even if my number is on a Do Not Call list. My information is never sold or shared with other agencies for their own marketing. Consent is not a condition of purchase; I can call (817) 262-5300 instead. Message frequency varies. Message and data rates may apply. Reply STOP to opt out, HELP for help. I agree to the Privacy Policy and Terms of Use, including the arbitration clause and E-SIGN consent.
Older roof home insurance FAQ
Can a Texas insurer refuse to renew my home policy just because my roof is old?
Texas’s existing rule, 28 TAC §21.1006, says an insurer may not decline to write home insurance based on the age of the property. On September 29, 2026, the Texas Department of Insurance proposed making it explicit that companies also can’t refuse to renew a home policy simply because the house or its roof is old. As of October 8, 2026, it’s proposed, not final. Either way, an insurer can still decline or non-renew based on the roof’s physical condition, such as leaks or unrepaired damage.
Is the 2026 Texas roof-age change already in effect?
Not as of October 8, 2026. Governor Abbott directed TDI to act on August 24, 2026, and TDI proposed amendments to its existing rule on September 29. TDI has scheduled a public hearing and written comment period; see TDI’s rule page for the dates. TDI can then adopt a final version, which may differ from the proposal. The underlying rule, which bars declining to write a home policy based on the property’s age, has been in effect since 1997.
Can my insurer switch my older roof to actual cash value at renewal?
It can happen. The Texas Department of Insurance notes that as roofs age, some companies switch roof coverage to actual cash value, which subtracts depreciation when you file a claim. The roof-age rule is about whether a company will write or renew your policy, not how it settles a roof claim. Read every renewal for roof settlement and cosmetic-damage language, not just the price, and ask your agent what a roof claim would look like under any new terms.
Does the Texas roof-age rule limit what insurers can charge for an older roof?
No. The rule addresses declining or non-renewing coverage based on the age of the property. It doesn’t set premiums or say how a company may price roof age or condition. Roofs do matter for pricing: the governor’s August 2026 directive also asked TDI to require insurers to include a home’s FORTIFIED roof status in rate setting. An older roof can still affect what you pay, along with your deductible, coverage choices and location.
Does a roof inspection help me get Texas home insurance on an older house?
It often can. Because insurers can still consider a roof’s physical condition, a recent written inspection with photos gives a company concrete information instead of age alone. Pair it with your install date, permits and repair invoices. An inspection can also find problems, and Texas law lets an insurer cancel a new policy in its first 60 days for a few extra reasons, including a required inspection it doesn’t accept. If damage turns up, repair it and keep the paperwork.
Last reviewed by the Robinson Legacy Partners team on .
