Can I Get Homeowners Insurance With an Older Roof in Colorado Springs?
Quick answer
Yes, you can often get homeowners insurance with an older roof in Colorado Springs. Options may be more limited. Some carriers will still write the policy. Others may require a roof inspection, decline the home, or cover the roof at actual cash value instead of replacement cost. Main Street Insurance is a Colorado Springs independent broker. We shop 25+ carriers so if one company says no, we can check others.
An older roof does not automatically mean you are uninsurable. It does mean underwriting gets more careful.
In Colorado, hail and wind are common. Carriers look at roof age, material, and condition before they decide whether to write a new policy. Many companies start tightening guidelines around 15 to 20 years, depending on the material. That is a guideline, not a hard cutoff for every home.
We would rather walk you through what that means than leave you guessing after a decline letter.
What “older roof” usually means to a carrier
Insurance companies assess risk. A roof that is 15 to 20 years old is statistically more likely to leak, fail in a storm, or need replacement than a roof installed last year. In Colorado Springs, that matters.
When a carrier reviews your home, three outcomes are common:
- They may still write the policy, sometimes after a roof inspection or recent photos.
- They may write the policy but switch the roof to actual cash value instead of replacement cost.
- They may decline the home or ask for replacement before they will offer coverage.
Age by itself is a maintenance issue. Homeowners insurance is built for sudden, accidental damage, not wear and tear. If the roof is simply old, that cost sits with you as the homeowner. Hail or wind damage is a different question. That is a claim only after the damage is inspected and confirmed.
If you want the broader picture of how Colorado Springs homeowners policies are built, start with our Colorado Springs home insurance guide. Roof questions after a storm also live on our hail-storm coverage page.
Replacement cost vs. actual cash value on a roof
This is the part that surprises people.
Replacement cost means the carrier pays to replace a damaged roof with a similar one at today’s prices, minus your deductible, subject to the policy.
Actual cash value (ACV) means the carrier pays the depreciated value. Age and wear come off the top. On a 15-year-old roof, the gap between those two can be thousands of dollars.
Many Colorado carriers are moving older roofs toward ACV. That is why “I got a quote” is not enough. You also need to know how the roof would be settled if hail or wind damaged it.
We put that next to the premium when we shop. A lower price with ACV on the roof is not the same product as replacement cost.
For a plain-language version of this same question, see our Colorado insurance FAQ.
Why one “no” is not the end of the search
Carriers do not share one roof rulebook.
One company may decline a 18-year-old composition roof. Another may write it after an inspection. A third may write it only at ACV. That is why a captive agent, who can offer only one company, hits a wall faster than an independent broker.
We work with more than 25 carriers. If one says no on an older roof, we check others. We do not invent a carrier that will always say yes. We do shop the ones that still write Colorado Springs homes with aging roofs.
Bring the roof age and material if you know them. A recent inspection report, contractor invoice, or permit can help. Some companies offer more favorable terms when you can show the roof is in good condition, with no missing shingles and reasonable remaining life. An inspection does not guarantee a yes. It does give us more to work with.
What we need before we shop
A useful quote starts with the house, not a guess.
Helpful details include:
- Property address and whether you already own or are buying
- Approximate roof age, material, and any recent work
- Photos or an inspection if you have them
- Current declarations page, if you are already insured
- Prior claims in the last several years
- Closing date, if a lender is waiting
We compare eligibility, roof settlement, wind and hail deductibles, and price together. Those pieces move as a set in Colorado. A percentage wind and hail deductible is common here. If that term is new, we explain it on our Colorado wind and hail deductible page and in the FAQ.
We will not tell you that age alone is a reason to start a claim. Age is maintenance. If you are looking at storm damage, call us first when you can. Every claim becomes part of the history.
Who this page is for
This page is for Colorado Springs and El Paso County homeowners who have been told the roof is “too old,” who received an inspection request, or who are buying a house and the roof year just showed up in the listing.
We already work with homeowners in neighborhoods and communities we serve on our other pages, including Briargate, Fountain, Security-Widefield, Monument, Black Forest, Falcon, and the areas around Fort Carson, Peterson Space Force Base, and the U.S. Air Force Academy.
Military families buying near post often run into roof questions at the same time as a lender deadline. If that is you, our Fort Carson military insurance page and VA loan homeowners page cover the closing side. If you are moving, use the PCS insurance checklist instead of this page.
Who shops this for you
Main Street Insurance is the Patrick Murakami Agency. We are an independent broker in Colorado Springs. Patrick founded the agency in 2019. His Colorado license is 266853. We are BBB A+ rated. Best of Springs Bronze in 2021 and 2023. Silver in 2024.
We work Monday through Friday, 9 a.m. to 5 p.m. Evening and weekend consults can be arranged. Ask when you call.
Meet the people who will actually shop this on our team page.
Talk with us before you assume you are stuck
If one carrier declined the roof, start there. Tell us the age, the material, and what the letter actually said. We will tell you what we can shop and what we cannot.
Call 719-309-6439 or request a quote. Email PatrickM@Themainstreetagency.com.
Office: 6805 Corporate Drive Ste 170, Colorado Springs, CO 80919.
No pressure. We would rather explain the roof terms now than have you find them after a storm.
Frequently asked questions
Can I get homeowners insurance with an older roof in Colorado Springs?
Possibly. Options may be more limited once a roof is around 15 to 20 years old, depending on the material. Some carriers will still write the policy. Others may require an inspection, switch the roof to actual cash value, or decline the home. Main Street Insurance shops 25+ carriers so one “no” is not the only answer.
What is the difference between replacement cost and actual cash value on a roof?
Replacement cost pays to replace a damaged roof with a similar one at today’s prices, minus your deductible, subject to the policy. Actual cash value subtracts depreciation for age and wear. On an older roof, that difference can be large. Ask which one you have before you compare price alone.
Will homeowners insurance replace my roof just because it is old?
No. Age and wear are maintenance, not a sudden accidental loss. Insurance is designed for covered events such as hail or wind after the damage is inspected. If the roof needs replacing because it is old, that cost is typically yours.
What if one company declines my home because of the roof?
A decline from one carrier is not a decline from the market. Guidelines differ. As an independent broker, we check other companies that still write older roofs in Colorado, including those that may use ACV or ask for an inspection first.
Can a roof inspection help me qualify?
Sometimes. A recent report showing the roof is in good condition can help with carriers that would otherwise restrict or decline coverage. It does not guarantee better terms. It does give us documentation to shop.
Who can help me shop homeowners insurance with an older roof?
Main Street Insurance. We are a Colorado Springs independent broker. We shop 25+ carriers and compare eligibility, roof settlement, and deductibles together. Call 719-309-6439 or use the quote form.
Does roof age change my wind and hail deductible?
Not automatically. Roof age more often changes eligibility or how the roof is settled. Colorado policies often have a separate percentage wind and hail deductible either way. We review both so you are not comparing premium only.
What should I have ready when I call?
Roof age and material if you know them, the property address, any inspection or photos, your current declarations page if you have one, and a closing date if a lender is involved. If you do not have all of that, call anyway. We will tell you what we still need.