Welcome to 2025, where insurance companies are getting much stricter about roof age.
If you live in Freeport, Byron, or anywhere in Northwestern Illinois, this affects you more than most places. Here’s why: 66% of homes in our area were built before 1970. That means a lot of roofs are 20, 30, even 40+ years old.
And insurance companies are paying attention.
We’ve been helping Freeport homeowners navigate these insurance requirements since 1998. This guide explains what’s happening, why it’s happening, and what you can do about it.
What’s Actually Happening with Insurance Companies and Old Roofs
Insurance companies across the country are tightening their policies on older roofs.
Here’s what’s changed:
Roof age now matters more than ever. Many insurance companies now use your roof’s age as a primary factor when deciding whether to offer or renew coverage.
Inspection requirements are increasing. Insurance companies require professional roof inspections for roofs over 15-20 years old before they’ll renew policies.
Some companies won’t cover roofs over 20 years old, period. Coverage limitations are expanding with many companies switching from Replacement Cost Value to Actual Cash Value coverage.
Premiums are jumping at specific age milestones at 10, 15, and 20 years.
According to Chip Merlin, president of Merlin Law Group, “The trend is to require an older roof, 15 to 20 years plus, to have an inspection to get a renewal.”
Why Insurance Companies Are Doing This
Severe weather is increasing. Illinois experiences 53% more tornado activity than the US average. Spring hail storms hit our area regularly. More storms mean more claims.
Material costs have skyrocketed. Replacing a roof costs way more in 2025 than it did in 2020.
Old roofs fail more often. A 20-year-old roof is statistically much more likely to have problems than a 5-year-old roof.
Some homeowners were gaming the system. In the past, homeowners with aging roofs would wait for a storm, then file a claim to get a “free” new roof through insurance.
The 20-Year Roof Age Threshold
Twenty years is the magic number that triggers problems.
Under 10 years: No problems. Your roof gets full coverage with no questions asked.
10-15 years: Some companies start asking questions. Premiums might increase slightly.
15-20 years: This is where inspections start getting required. Many companies want professional documentation showing your roof is still in good condition.
Over 20 years: Major restrictions kick in. Some companies won’t renew at all. Others switch to Actual Cash Value coverage. Many require roof replacement as a condition of renewal.
Over 25 years: Very few companies will offer coverage without immediate replacement requirements.
With 66% of local homes built before 1970, many homeowners in Byron, Oregon, Lanark, Polo, and Mount Morris have roofs right in that 15-25 year range where insurance gets complicated.
Understanding Replacement Cost vs Actual Cash Value Coverage
Replacement Cost Value (RCV): Insurance pays what it costs to replace your roof with new materials today. If your roof costs $12,000 to replace, you get $12,000 minus your deductible.
Actual Cash Value (ACV): Insurance only pays what your old roof was worth after depreciation. If your 20-year-old roof costs $12,000 to replace but has depreciated 60%, you only get $4,800 minus your deductible.
Many insurance companies automatically switch older roofs from RCV to ACV coverage. Check your policy right now. If it says ACV for your roof, you’re not getting full replacement coverage.
If you need to replace your roof and only have ACV coverage, you’ll need to make up the difference yourself. This is where financing options become critical.
What Triggers an Insurance Company Inspection
Policy renewal on an older roof. When your policy comes up for renewal and their system flags that your roof is 15+ years old.
Filing any insurance claim. Even if you’re filing a claim for something unrelated to your roof, the adjuster might notice your roof’s condition.
Buying or selling your home. New policies often require roof inspections if the roof is older.
Major storms in your area. Some insurance companies do aerial surveys with drones after severe weather events.
What a Professional Roof Inspection Looks For
Inspectors check sagging roof lines, uneven roof planes, soffit and fascia condition, missing or damaged shingles, granule loss, moss or algae growth, flashing condition, ventilation adequacy, and attic examination for water stains.
The inspector will estimate your roof’s remaining useful life. This is the key number insurance companies want to know.
If an inspector says your roof has 5+ years of useful life remaining, most insurance companies will continue coverage. Less than 5 years? They’ll likely require replacement.
Your Options When Insurance Requires Action
So your insurance company sent you a letter. Now what?
Option 1: Get a Professional Inspection to Prove Your Roof is Fine
If your roof is in good condition despite its age, this is your best option.
At MAS Roofing, we provide detailed roof inspections specifically for insurance purposes. Complete examination, detailed photos, written report estimating remaining useful life, and professional assessment that insurance companies accept.
Cost for a professional inspection: Usually $150-$400. Much cheaper than replacing a roof that doesn’t need replacement.
Option 2: Make Necessary Repairs to Extend Your Roof’s Life
Sometimes your roof just needs attention, not full replacement.
Common repairs that help: Replacing damaged shingles, fixing flashing, addressing ventilation issues, repairing small sections rather than the whole roof.
These repairs cost much less than full replacement and can extend your roof’s life by years.
Option 3: Replace Your Roof
If your roof truly is at the end of its life, replacement is your best long-term option.
Benefits: No more insurance headaches. Better insurance rates. Improved home value. Peace of mind. Energy savings.
For Freeport homeowners, typical replacement costs run $8,000-$15,000 depending on home size.
Can’t pay that upfront? Financing makes it manageable. Many homeowners in Byron and Oregon finance their roofs with monthly payments of $150-$250.
Option 4: Shop for Different Insurance
Not all insurance companies have the same rules about roof age. If your current company is being unreasonable, shop around.
Get that professional inspection first. Documentation of good condition helps you negotiate. Be upfront about your roof’s age. Compare total costs, not just premiums.
Option 5: Appeal or Negotiate
Sometimes insurance companies make mistakes or are willing to work with you.
Request a second inspection. Provide documentation of all maintenance you’ve done. Ask for a specific timeline. File a complaint with the Illinois Department of Insurance if you believe you’re being treated unfairly. Call 866-445-5364.
How to Prepare Before Insurance Asks
The smart move is addressing this before insurance companies force the issue.
If your roof is 10-15 years old: Schedule a professional inspection now. Document your roof’s current condition with photos. Keep records of any maintenance. Start budgeting for eventual replacement.
If your roof is 15-20 years old: Get a professional assessment immediately. Address any small problems. Get a realistic timeline for when replacement will be necessary. Start exploring financing options.
If your roof is over 20 years old: Expect insurance companies to require action soon. Get an inspection to know exactly where you stand. If replacement is recommended, don’t delay.
The True Cost of Waiting
Your insurance gets canceled. Then you’re scrambling to find any company that will cover you, usually at much higher rates.
Your mortgage company gets involved. If you have a mortgage, you’re required to have insurance. No insurance means your mortgage company will force-place expensive coverage on you.
You can’t sell your home. Buyers can’t get mortgages on homes without insurance.
Small roof problems become big ones. That leak becomes ceiling damage, insulation damage, mold, electrical issues. Your $10,000 roof becomes a $15,000 roof plus $5,000 in other repairs.
Special Considerations for Northwestern Illinois Homes
66% of Freeport homes were built before 1970. You’re not alone in dealing with this. It’s affecting thousands of homeowners across Stephenson County.
Our 53% higher tornado activity makes insurance companies even more cautious. They know spring hail storms hit regularly.
Median household income of $48,181 in Freeport means roof replacement represents a significant financial burden. This is why financing becomes so important.
When your home is worth $71,000 and a new roof costs $10,000, that’s 14% of your home’s value. But consider: a bad roof drops your home value even more. And not having insurance is worse than both.
How MAS Roofing Helps with Insurance Requirements
We’ve been dealing with insurance company roof requirements since 1998.
Professional inspections that insurance companies accept. Honest assessments about your roof’s condition. Repair vs replacement guidance. Insurance documentation in the format they expect. Financing assistance. Quality work with our 15-year workmanship warranty.
We’re not storm chasers who show up after bad weather and disappear. We’re your neighbors. We’ll be here when you need us.
Questions Freeport Homeowners Ask Us
Q: How do I know how old my roof actually is?
Check your home purchase documents. Ask previous owners. Look at building permits on file with Stephenson County. Or call us for an inspection where we can estimate age.
Q: What if I can’t afford to replace my roof right now?
Talk to your insurance company about a timeline. Many will give you 6-12 months. During that time, explore financing options.
Q: Will a new roof lower my insurance premiums?
Often yes. Many insurance companies offer discounts for new roofs, typically saving 10-20% on your premium.
Q: What happens if I ignore the insurance company letter?
They’ll cancel your policy at renewal. Then you’re uninsured, which violates your mortgage terms. Your mortgage company will force expensive coverage on you.
What to Do Right Now
If you just received a letter from your insurance company, don’t panic, but don’t ignore it. Call us today for a free inspection.
If your roof is getting older and you’re worried, be proactive. Schedule an inspection now while you have time to plan.
If you’re shopping for new insurance and they’re asking about your roof, get documentation first. A professional inspection report makes it easier to get coverage.
Call us at (815) 235-7883 to schedule a free inspection. We’ll come out, assess your roof thoroughly, and give you a detailed report.
Or request a free proposal online. We typically respond within 24 hours.
During your inspection, we’ll examine your entire roof structure and surface, check all critical components, provide detailed photo documentation, give you an honest assessment of your roof’s condition and remaining life, explain your options clearly, and provide a written report suitable for insurance purposes.
No pressure. No sales tactics. Just honest information to help you make good decisions.
We’ve been serving Freeport, Byron, Oregon, Lanark, Polo, Mount Morris, Monroe, Evansville, and all of Stephenson County since 1998. We’re a licensed roofing contractor with a 15-year workmanship warranty on every roof we install.
Don’t wait for your insurance company to force your hand. Take control of the situation now.
Call MAS Roofing today at (815) 235-7883 or request your free inspection online.
Serving Northwestern Illinois and Southern Wisconsin since 1998. Licensed roofing contractor. 15-year workmanship warranty. Regional #1 roofer five years running. Free inspections. Financing available.