Insights on the shifting landscape of roof replacement and home insurance.
In recent history, a roof lasting 20 years or more was not unusual. However, in the past years, there has been a rise in roof replacement every 8-12 years in many Midwestern states.
Ryan Scheetz of the Farmers Union Midwest Agency helps us unpack why this trend is happening, what it means for coverage, and how you as a homeowner, can prepare and adapt.
A Shift in Roof Replacement Coverage
“In terms of coverage, we’re seeing carriers become more restrictive,” says Ryan. A typical roof may have an expected 20-year lifespan, but many agencies want it replaced around the tenth year. After that timeline, he explains, many insurance agencies have begun either excluding roofs from full coverage or placing them on a depreciation schedule.
For instance, Ryan explains that many carriers now apply a scheduled depreciation of 5% per year after the roof is 10 years old. Up to the 10-year mark, claims would typically be paid at Replacement Cost. After that:
- In year 11, the roof would be covered at 45% of its value
- In year 12, at 40%
- In year 13, at 35%
- And so on, until there is no coverage at year 20.
This schedule can vary between carriers—some may start depreciation earlier, even at 5 years, or exclude coverage entirely after 10 years.
According to Ryan, this shift is “very common” and likely to become standard across the board. “There’s still some carriers that are not doing that, but it’s a matter of time before that becomes the new norm everywhere.”
What is causing roof replacement insurance changes?
Ryan credits two main reasons for this change in the Midwest: inflation and weather.
“First and foremost, with the rise in inflation over the past few years, the payout for claims that carriers are seeing is just increasing dramatically.” In an effort to mitigate costs, carriers are implementing more aggressive loss control measures.
Beyond that, weather plays a major role throughout the Midwest. This is exacerbated by high population density centers, such as the Omaha-Lincoln corridor. “If a storm rolls in, it’s impacting most of the state. That’s huge in Nebraska.” Go west of Lincoln, he notes, and the population drops off dramatically, leading to less frequent large-scale claims.
What to expect with roof replacement and home insurance
With more frequent and more expensive claims, insurance companies are reworking how policies are written. “A lot of carriers are requiring higher deductibles,” says Ryan. “It keeps the insured from filing those smaller claims and paying out of their own pocket.” Many providers are shifting toward percentage-based deductibles or flat rates of $5,000 and up. In short: more skin in the game for homeowners.
Ryan also notes that while the type of roofing material may not drastically change how often replacements are needed, upgrading to higher-quality materials can help in other ways. “If you do upgrade to high impact or hail-resistant shingles, they’ll start providing additional discounts for those. That would definitely be worth it for clients.”
What homeowners can do about roof replacement
Ryan stresses the importance of being financially ready for higher deductibles.
“The biggest thing is being aware of what your deductible is and to plan accordingly,” he says. “If you can take on the risk with the higher deductible, make sure you are prepared for said risk.”
Beyond that, he also recommends getting the more impact-resistant shingles, which may save you money.
“There’s no way for us to control the weather,” Ryan says. “The Class IV shingles are obviously going to be the No. 1 recommendation.”
Class IV shingles offer the highest resistance to impact levels for asphalt shingles. As a part of McCoy Roofing’s GAF Master Elite certification, we do offer Class IV shingles at no additional cost, which will both reduce damage and may qualify you for discounts on your insurance.
A new normal for roof replacement
Is this increased pace of roof replacement just a phase—or something longer term? “It will be,” Ryan says. “That will absolutely be the new normal.”
Be Ready Before the Next Storm Hits
With insurance guidelines shifting and roof lifespans shortening, now’s the time to make sure your home is protected. At McCoy Roofing, we offer free roof inspections and Class IV impact-resistant shingles at no additional cost—both of which can help you save on insurance and stay ahead of costly surprises. Schedule your free roof inspection today. Let’s make sure your coverage—and your roof—are working for you.