09/08/2026
🏡 Weekly Buyer Tip: The roof affects more than the condition of the home.
A roof can look perfectly fine during a showing and still create an expensive surprise. Its age, condition, materials, and remaining useful life may affect whether an insurance company will cover the home—and how much that coverage will cost.
An older roof could result in:
• A higher insurance premium
• A larger wind or hail deductible
• Coverage based on the roof’s depreciated value instead of its full replacement cost
• Repairs or replacement being required before coverage begins
• Difficulty finding a policy that meets your lender’s requirements
One detail buyers often overlook is the difference between replacement-cost coverage and actual-cash-value coverage. Replacement-cost coverage generally helps pay the cost of replacing damaged materials. Actual cash value accounts for the roof’s age and depreciation, which could leave you responsible for a much larger portion of a future replacement.
During your inspection period, ask:
✅ How old is the roof, and are permits or receipts available?
✅ Does the inspector see damage, improper installation, or limited remaining life?
✅ Will the roof be covered at replacement cost or actual cash value?
✅ Is there a separate wind or hail deductible?
✅ Will repairs be required before the policy can begin?
✅ What will the actual premium be for this property?
Don’t rely on the seller’s current insurance cost or assume you’ll receive the same coverage. Request your own insurance quote early enough to investigate concerns and consider your options before the inspection contingency expires.
That one extra phone call could protect your budget and help prevent a last-minute closing issue.
