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“Replace your roof — or we won't renew your policy.”
If you’ve received a letter like that, take a breath. You usually have more options than a panic replacement — and more time than the letter implies. Here’s what’s happening and what to do, in order.
HM Roofing helps Utah homeowners respond to roof-related insurance non-renewals — inspection letters, targeted repairs, and replacements completed before insurer deadlines.
What's Happening
Why insurers are suddenly targeting roofs.
Aerial photos + AI
Insurers scan roofs from satellites and drones, and use AI to flag aging roofs without ever visiting. These automated flags are sometimes wrong.
The 15–20 year flag
Many carriers automatically flag roofs at 15–20 years — regardless of condition. Others quietly switch older roofs to actual-cash-value coverage.
Short deadlines
A non-renewal letter can give as little as 30 days. The date on the letter matters more than anything else on it.
Your Options
Four moves, in the order to try them.
1 · Get a professional inspection letter
If your roof is actually in good shape, a documented inspection — photos, remaining-life estimate, condition certification — can rebut an aerial-photo flag. Free with our assessment.
2 · Make targeted repairs
Often the insurer’s concern is specific: lifted shingles, visible patching, staining. Fixing exactly that — with documentation and a completion letter — can satisfy the carrier for a fraction of replacement cost.
3 · Replace on a plan, not in a panic
If the roof genuinely is at end-of-life, replacing resets your insurability — and Class 4 or metal roofs often earn premium discounts. We work to insurer deadlines and provide the completion documents.
4 · Shop carriers (with proof in hand)
If your carrier won’t budge, other insurers will quote a roof with a fresh inspection letter. We’re roofers, not insurance advisors — but we’ll arm you with what agents ask for.
The Numbers
Roof age is now a pricing engine.
The premium gap between homes with new roofs and 11–15-year-old roofs has roughly tripled in the last few years. A documented, certified, or new roof isn’t just protection — it’s negotiating power.
Got a letter? Bring it to the inspection. It tells us what the insurer flagged and your deadline — which determines whether certification, repair, or replacement is the right move. You’ll get a written recommendation to send your agent the same week.
FAQ
Frequently asked questions.
Read the letter for two things: the exact reason and the deadline. Then get an independent inspection before agreeing to anything.
There’s no single rule — many carriers flag asphalt at 15–20 years, some sooner. Condition matters more than age when you can prove it. Metal and tile are typically insurable much longer.
Often, yes — especially when the flag came from aerial imagery, which regularly misreads shadows, stains, and patched-but-sound roofs. It’s the cheapest first move and frequently works.
Aerial review is now standard across major carriers — cheaper than sending inspectors. The good news: evidence-based rebuttals exist precisely because automated flags are often wrong.
Usually meaningfully cheaper — and Class 4 impact-rated shingles or metal can qualify for additional discounts. Ask your agent for their roof-rating credit schedule before choosing materials.
Don't replace your roof because a satellite said so.
Free assessment, written findings, and the documentation your insurance agent actually needs.
Or call 801-642-4462