The Working Home

October 23, 2025

Will Insurance Cover A 20 Year Old Roof In Texas?

Homeowners in Justin, TX ask this question right after a hailstorm or when leaks start appearing over the kitchen. A 20-year-old roof sits on a line between serviceable and worn-out, and insurance carriers in Texas treat that line very differently based on policy language, roof type, and the cause of damage. The short answer: insurance may cover storm damage to a 20-year-old roof, but it will rarely pay the same way it would on a younger roof. The details make all the difference.

This article lays out how carriers in Texas look at older roofs, what Justin homeowners can expect during a claim, and how to prepare so a TX roof repair is approved and funded instead of denied or underpaid. It reflects the real conversations a contractor has at the curb after a storm, with attic dust still in the air and a claims adjuster parked out front.

How Texas Policies Treat Older Roofs

Standard homeowners policies in Texas cover sudden and accidental damage from hail, wind, and falling objects. Age, by itself, is not an exclusion. Wear and tear, deterioration, and maintenance issues are excluded. That split drives most outcomes with 20-year-old roofs.

Carriers use one of two settlement methods. Replacement Cost Value pays the full cost to replace damaged materials with like kind and quality, minus your deductible, once repairs are completed. Actual Cash Value pays the depreciated value of the damaged materials up front, with no supplemental payment for withheld depreciation. On an older roof, many carriers apply ACV, even if the dwelling coverage is otherwise RCV. Some Texas policies also include a “cosmetic damage exclusion” for metal roofs and a “roof surfacing payment schedule” that reduces payout based on roof age.

In plain terms, age doesn’t cancel coverage for hail or wind, but it often changes how much the carrier pays, how they apply depreciation, and whether they call the damage cosmetic or functional.

The 20-Year Roof: What Adjusters Look For

A 20-year-old asphalt shingle roof in North Texas has usually seen multiple hail seasons, high UV exposure, and dozens of thermal cycles. By year twenty, shingles often show granule loss, brittle edges, and exposed fiberglass mat in spots. An adjuster will separate old wear from fresh storm impacts. The presence of bruising, fresh granule displacement with clean craters, creased tabs aligned with wind direction, or torn ridge caps supports a storm claim. The absence of those signs, or the presence of long-term blistering and uniform granule loss, points to age.

Carriers also look at underlayment and flashings. In Justin’s subdivisions with 2000s-era builds, many homes used 3-tab or entry-level architectural shingles over basic felt. Those systems age differently than modern laminated shingles with synthetic underlayment. If hail punctured the mat or wind creased the shingles recently, a claim is viable. If water is entering through a sunbaked pipe boot or a rusted valley from age, that is maintenance, not a covered loss.

Hail, Wind, or Wear: Why Cause Matters More Than Age

Insurance pays for sudden events. Hail bigger than quarter-size can bruise even older shingles, and wind gusts over 50 mph can lift tabs that have lost flexibility. In Justin, storm cells roll in from the northwest and can push wind-driven rain under laps and up against wall flashings. Carriers check NOAA storm reports and local radar swaths for date and size. If the date of damage ties to a known storm, the claim gets traction. If there is no storm on record and the roof is twenty years old with general deterioration, the carrier will tag it as wear and tear.

A homeowner can help by saving simple documentation: the day leaks started, photos of hail on the back patio, shingle fragments on the lawn, or ceiling stains that appeared right after a storm. Small details strengthen the cause-and-effect chain.

ACV vs. RCV on Older Roofs: What That Means for Your Wallet

With an ACV roof endorsement, a 20-year-old shingle roof can see 50 to 80 percent depreciation, depending on condition and schedule. On a $18,000 full replacement, an ACV payout might land around $7,000 to $10,000 after the deductible. With an RCV policy that still honors RCV on roofs, the carrier pays ACV first and releases depreciation (often $6,000 to $9,000 in this example) after proof of completion. However, some Texas carriers switch older roofs to ACV at renewal without much fanfare. That change can surprise homeowners when they file.

The only way to know is to read the declarations page and endorsements or ask an agent to confirm whether roof surfacing is settled at ACV or RCV. A contractor who does TX roof repair and full replacements in Denton County can review policy language with you and point out practical impacts before a claim is filed, though legal interpretation remains with the policyholder and carrier.

What About Cosmetic-Only Damage?

Metal roofs and even some high-end shingles carry cosmetic exclusions. If hail dents panels but does not pierce the finished surface or reduce service life, carriers may deny replacement. For asphalt, the debate centers on whether granule loss is cosmetic or functional. Fresh impact marks with displaced granules that expose the asphalt and mat are usually functional damage because they shorten service life by accelerating UV degradation. A 20-year-old roof has less buffer, so each fresh bruise matters more. Documentation of mat fractures, creased tabs, or compromised seal strips tips the scale away from “cosmetic only.”

Deductibles and Out-of-Pocket Reality in Justin, TX

In Texas, deductibles cannot be waived. Most homeowners carry a 1 percent deductible, based on dwelling coverage. On a $350,000 policy, the deductible is $3,500. For an older roof with ACV settlement, that deductible comes off the top and can swallow a small claim. If the projected repair costs only $4,200 and the deductible is $3,500, a claim may not help. On large hail events where many slopes are affected, the math swings the other way.

A contractor with local pricing data can run a quick scope: how many squares, waste factor, underlayment needs, ridge vent upgrades, code-required items, and permit fees. In Justin and nearby Trophy Club and Northlake, full replacements for a typical 2,000 to 2,500 square-foot home usually range from $12,000 to $22,000 depending on shingle, decking repairs, and ventilation upgrades. Older roofs often need deck refastening or selective deck replacement due to nail pull-through. Those line items should appear in an estimate and, if code-related, in the claim.

How Justin’s Weather Patterns Influence Claims

North Texas storm seasons bring hail usually between March and June, with fall storms possible. Justin sits where open country meets fast-growing subdivisions. Wind fetch across fields intensifies gusts on the west sides of homes. Ridge lines facing southwest take the brunt. Carriers know these patterns. If a claim cites wind damage to the east slopes but the storm’s reported gusts hit from the west, an adjuster may question it. A contractor who works roofs from FM 156 to SH 114 sees the patterns on the shingles season after season and can align the damage map with the storm track in a way that makes sense to an adjuster.

Older Roof, New Code: Why Code Items Matter

Even if your roof is twenty years old, your repairs must meet current local codes. Justin’s jurisdiction typically follows the International Residential Code with local amendments. That can involve drip edge at eaves and rakes, specific ice and water shield in valleys or along low-slope tie-ins, and upgraded ventilation. If a carrier owes for a covered loss and you carry Ordinance or Law coverage, they owe for code-required items tied to the damaged areas. Many homeowners do not realize that code upgrades can shift a borderline ACV payout into a more workable project. Photos of missing drip edge or noncompliant flashings, plus city code references, carry weight during supplement reviews.

Partial Repair vs. Full Replacement on a 20-Year Roof

Carriers often propose patching a slope or swapping a few squares. On a 20-year-old roof, matching can be a problem. Shingle lines are discontinued, colors fade, and the remaining shingles can be too brittle to lift without further damage. Texas has a matching statute that focuses on “reasonably uniform appearance,” but the practical win comes from demonstrating repair infeasibility: brittle test results showing shingles crack when lifted, unavailable product matches, and manufacturer bulletins. A legitimate brittle test uses a controlled lift on a warm day. If tabs crack under standard hand pressure, a spot repair may be impractical and a full-slope replacement becomes reasonable.

The Claim Process: What Works in Real Life

Homeowners who get good outcomes follow a simple path. They document storm dates and visible damage, bring in a local contractor for a no-pressure inspection, file a claim with the right cause and date, and meet the adjuster with a clear scope in hand. They avoid speculative claims for age-related leaks and keep their ask tied to a specific event.

Here is a short, practical sequence that works well in Justin:

  • Take photos of hail on the ground, damaged window screens, dented gutters, and any shingle fragments after a storm.
  • Call a local contractor for a same-week roof inspection and attic check, including moisture readings at stained ceilings.
  • Review your policy for ACV or RCV on roof surfacing and confirm deductible amount before filing.
  • File the claim with the correct storm date; meet the adjuster with your contractor present and a measured scope.
  • If the estimate is short, submit supplements with code citations, manufacturer data, and brittle test results as needed.

Will Insurance Pay On a 20-Year Roof? The Most Common Scenarios

Across SCR, Inc.’s files in Denton County, several patterns recur.

Storm-driven hail or wind with clear evidence: Carriers pay for replacement on affected slopes, sometimes the whole roof, often at ACV on older roofs unless the policy still allows RCV. Depreciation can be steep, but with proper documentation, depreciation may be recoverable on RCV.

Old leaks from pipe boots, wall flashing, or chimney counterflashing: Denied as maintenance. The fix falls under homeowner expense. This is where repair expertise matters. A focused TX roof repair that replaces boots, reseals counterflashing, and installs new step flashing can extend life two to five years for a fraction of replacement cost.

Cosmetic-only roofing replacement contractor determinations on metal roofs: Denied unless punctures or seam failures exist. Homeowners then face a choice: live with dents or upgrade on their own dime.

Matching issues and brittle shingles: With proper tests and supplier letters showing discontinued colors, carriers lean toward slope replacements rather than patches.

Roof payment schedules or ACV-only: Paid but reduced. Homeowners bridge the gap using upgrade credits, contractor financing, or stepping down to a budget shingle with a plan to re-roof in a few years.

How SCR, Inc. Approaches 20-Year Roofs in Justin

An older roof calls for judgment. The right move is not always a full replacement. SCR, Inc. starts with a roof and attic assessment that covers shingle condition, soft metals, ventilation, decking integrity, and leak paths. The team maps hits on test squares and checks seal strips. If storm damage exists, they build a clear photo set and a line-by-line estimate matched to Justin code, including drip edge, valley treatment, and ridge vent specs. If the roof is simply worn out, they say so and offer a repair plan that buys time.

Homeowners appreciate straight talk about budgets. If the policy is ACV-only and the numbers do not pencil, SCR, Inc. lays out staged options: replace one or two worst slopes now, fix flashings and boots, and schedule full replacement before the next storm season. If RCV applies, they help manage depreciation recovery, supplement needed items, and keep the build clean, fast, and code-compliant. Most 28- to 34-square replacements in Justin take one to two days with proper crew size and staging. Lighter TX roof repair jobs wrap the same day.

Documentation That Turns “Maybe” Into “Approved”

Adjusters respond to clear evidence. The best claim files for older roofs include:

  • Impact photos with coin or tape for scale, taken in good light on untouched areas.
  • Soft metal hits on vents and gutters that align with shingle damage and storm direction.
  • Attic photos showing light intrusion at nail holes or fresh water trails, plus moisture readings.
  • Supplier letters confirming shingle discontinuation and lack of color match.
  • Bitumen or mat fracture photos, not just granule scuffs.

This kind of file keeps the discussion grounded and cuts back-and-forth. It also helps if reinspection is requested.

What If The Carrier Denies?

Denials happen on aged roofs with borderline damage. Options exist. A reinspection with a second adjuster often resets the conversation, especially when a contractor joins and points out missed elevations or brittle conditions. An independent engineer can help where structure or code is in question. If the denial stands and the roof is failing, a targeted repair plan can carry the home to a better season for replacement. SCR, Inc. sees good results with upgraded boots, new flashing kits at problem walls, and resealing ridge vents, all done with clean tie-ins that survive spring winds.

Picking the Right Materials for the Next 20 Years

If a replacement moves forward, a homeowner in Justin should consider class 3 or class 4 impact-rated shingles. Class 4 shingles do not make a roof hail-proof, but they resist bruising better and can earn insurance premium credits with many Texas carriers. Synthetic underlayments, ice and water shield in valleys, and high-flow ridge vents create a longer-lived system. On homes near open fields where wind is a factor, six nails per shingle with manufacturer-stated wind warranties is a smart move. On older decking, ring-shank nails reduce pull-through.

A 20-year-old roof usually had basic ventilation. Upgrading to balanced intake and exhaust lowers attic temperatures, preserves shingle life, and stabilizes utility bills through North Texas summers. These details are modest costs during replacement and return value faster than cosmetic upgrades.

Local Signals That Matter in Justin and Surrounding Neighborhoods

Insurers take note when a storm sweeps across neighborhoods like Reatta Ridge, Hardeman Estates, and Timberbrook. Claims clusters in the same week and matching hail sizes create context for approvals. If your neighbors are replacing roofs after the May hail event, and your shingles show similar impacts, your claim fits a pattern. SCR, Inc. teams know these subdivisions, roof pitches, and HOA preferences, and they plan builds to respect parking, school pickup times, and local deliveries. A smooth project helps everyone involved, including the adjuster.

Straight Answers to Common Questions

Will insurance cover a 20-year-old roof in Texas? Yes, if a covered peril caused the damage. No, for wear and tear or neglect. Coverage may pay ACV rather than RCV based on your policy.

Can a 20-year-old roof be repaired instead of replaced? Often, yes. Boot replacements, flashing resets, and selective shingle swaps can stop leaks and extend life for a few seasons. On brittle shingles, repairs may cause more damage and lead to a replacement recommendation.

How long does an older-roof claim take? Most hail claims in Justin resolve within two to six weeks from inspection to first payment. Supplements for code items can add one to three weeks. Supply chain issues are less common now, but color availability can still add a few days.

What if I cannot find my policy details? Ask your agent for the declarations page and any roof endorsements. A contractor can flag ACV vs. RCV language so you can make an informed decision before filing.

A Practical Way Forward

A 20-year-old roof is not a lost cause. It is a system at the end of its designed life, and Texas carriers treat it accordingly. A clear cause of loss, tight documentation, and a realistic view of ACV vs. RCV make the difference between a funded TX roof repair, a partial payout with smart upgrades, or a denial that pushes you into a cash project.

SCR, Inc. General Contractors helps homeowners in Justin, TX sort those paths without drama. The team inspects, documents, and presents the roof’s story in a way that makes sense to claims departments and to homeowners paying deductibles. If the roof can be repaired, they say so and do the work cleanly. If replacement is the right move, they build a system that stands up to the next hail season, with code items handled and paperwork squared away.

If your roof is twenty years old and the last storm left you unsure, schedule a quick inspection. One visit answers the big questions: Is there covered damage? What will the carrier actually pay? And what is the most cost-effective plan to keep the home dry through spring storms and summer heat in Justin?

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
Rockwall, TX 75032, USA

Phone: (972) 839-6834

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