My Insurance Company Is Dropping Me Because of My Roof. What Are My Options in Texas?

By Fareed Tulbah, owner of Caden Roofing · 8,000+ roofs inspected · Last updated October 2026

Cancellation vs. Nonrenewal: Which Letter Did You Get?

A nonrenewal ends your policy at the end of its term; a cancellation ends it mid-term. Texas law treats them very differently, and roof condition is almost always a nonrenewal reason.

	Nonrenewal	Cancellation
When coverage ends	At the end of your policy term	Before the term ends
Reasons Texas allows	House in worse condition than when insured, 3 or more non-weather claims in 3 years, vacant 60+ days, company leaving the area, and others	After the policy’s first 60 days: only nonpayment, a fraudulent claim, a violation of TDI law, or an increase in hazard within your control
Can roof condition be the reason?	Yes	Rarely; roof condition is not on the list once the policy is past 60 days
Notice	60 days for policies bought or renewed in 2024 or later; 30 days for older policies	Written notice
Written reason	Required since January 1, 2026	Required since January 1, 2026
Austin-area letters citing the roof (April–July 2026)	74	6 after the first 60 days

If you get a mid-term cancellation over your roof after the first 60 days, call the TDI Help Line at 800-252-3439. Sources: Tex. Ins. Code §551.104, TDI: Was your home insurance canceled or not renewed?, TDI reasons dataset.

Roof Age vs. Roof Condition: What Texas Law Allows

Roof age alone is not a legal reason to drop you in Texas; roof condition is. This is not a new rule. Texas has barred insurers from declining homeowners coverage based on the age of the property for years, under 28 TAC §21.1006. The same rule says insurers may decide based on physical condition, including roofing.

On September 29, 2026, TDI proposed clarifying the rule to say plainly that it covers renewals and the age of components such as the roof, wiring, plumbing, HVAC and siding. TDI says the amendment does not change the rule’s meaning. As of this update, the amendment is proposed, not final.

What this means for your letter:

• The letter cites only your roof’s age. That is worth questioning with your insurer and with TDI.
• The letter cites roof condition. That is allowed. The real question is whether the condition is accurate.
• No reason is given. Since January 1, 2026, insurers must state the reason in writing. You can file a complaint with TDI if you don’t get one.
• You file hail or wind claims. Claims from natural causes don’t count toward Texas’s three-claims nonrenewal limit (§551.107).
• You ask your insurer questions. A question that doesn’t lead to a claim or investigation can’t be used to nonrenew or cancel you (§551.113).

Is Your Insurer Judging Your Roof From Satellite Photos?

Often, yes. Records obtained by KUT show Texas insurers use aerial photos taken by satellites and aircraft to decide whether to renew homes. Software from vendors such as CAPE Analytics scores those images for things like dark streaks, missing shingles, rust and overhanging tree limbs. In TDI’s data, insurers reported using aerial imagery in 41% of Austin-area roof nonrenewals.

In our experience, most carriers are making these calls from roof age and possible algae streaks seen from above, not from a physical inspection. Algae streaks are generally a cosmetic stain; by themselves they don’t mean the shingles are failing. Rust on an old metal roof, on the other hand, is real wear that aerial photos can catch accurately.

The images can also be wrong. In one Austin case reported by KUT, an insurer flagged a one-year-old roof as being in poor condition and later said it had reviewed the wrong aerial report.

Two other states have pushed back. Connecticut told insurers that discoloration and streaking alone don’t support a nonrenewal, and Pennsylvania asked insurers to physically inspect roofs when photos don’t clearly show damage.

What to do: ask your insurer for the photo it used and the date it was taken, then have someone get on the roof.

How Often Austin Homeowners Are Dropped Over Their Roof

Roof condition was cited in 74 Austin-area homeowners nonrenewals in the first four months of state reporting, more than any other specific property condition, including tree overhang (61).

Owner-occupied homeowners policies, notices April–July 2026	Austin area (ZIPs 787xx)	Texas
Nonrenewals, all reasons	1,016	39,096
Roof condition cited	74 (7%)	2,477 (6%)
Roof cited and aerial imagery used	30 (41% of roof cases)	758 (31% of roof cases)
Roof was the only reason given	36	1,284

About half of Austin roof nonrenewals list another reason too, so read the whole letter. The roof cases are spread across 25 Austin-area ZIP codes, not one neighborhood. Source: TDI reasons dataset, read October 31, 2026; four months of data, ZIP codes starting with 787.

You can check your own ZIP code on TDI’s reasons-by-ZIP page.

The Three Kinds of Roof Letters We See

Roof letters are not all the same. Some give you a way to keep your policy, some don’t, and a few end coverage outright.

The letter says	What it means	What to do
Have the roof inspected and send proof by a date	The insurer will keep you if the roof checks out or is fixed	Get an inspection right away, then send a written report with photos before the deadline
Your policy will not be renewed (no option offered)	Coverage ends at the end of your term	Start shopping for a new insurer now; an inspection report or a new roof can still help with the next company
Your policy is canceled	Coverage ends before the term is over	Check whether your policy is past its first 60 days and what reason is given; call the TDI Help Line at 800-252-3439 if it’s roof condition

We always ask homeowners to send us the letter before we look at the roof. The letter tells us what the insurer flagged, what proof it wants and how much time you have.

What to Do in the First Week After You Get the Letter

Start the week the letter arrives; 30 or 60 days goes fast when you also need an inspection, repairs and new quotes.

1. Read the letter closely. Note whether it is a nonrenewal or a cancellation, the reason given (roof age, roof condition or both), any deadline for proof, and the date coverage ends.
2. Send the letter to your roofer. Caden Roofing reads the letter first so the inspection targets what the insurer flagged.
3. Get the roof inspected. We can usually be on your roof within a day or two. You get a written report with photos either way.
4. Call your agent. Ask what proof the insurer will accept, by when, and for the photo and date behind the decision.
5. Start shopping for a new insurer the same week. Don’t wait to see if the first insurer changes its mind.
6. Tell your mortgage company if coverage might lapse. Your lender can buy coverage for you and charge you for it; one Austin homeowner paid $156 for one month of lender-placed insurance.
7. Contact TDI if something looks wrong. A letter with no reason, an age-only reason, or a mid-term cancellation over the roof is worth a call to 800-252-3439.

Your Options: Prove It, Fix It, Replace It or Switch Insurers

The right option depends on what is actually on your roof, so the inspection comes first.

Option	When it fits	What it takes	What to know
Inspection report with photos	The roof is sound and the letter lets you send proof	A roofer’s written report with photos, sent before the deadline	The insurer can still stand by its decision
Repair	The letter names a specific defect that can be fixed	Repairs plus photos of the finished work	In our experience, a repair rarely satisfies a carrier that judged the roof from age or streaks
Roof replacement	The roof is genuinely worn out (rust, failing shingles, no solid deck)	A signed contract and the new roof	A new insurer accepted our signed contract as proof on the job below; ask about impact-resistant roof discounts
TDI Voluntary Inspection Program certificate	The roof is sound and you want official proof of insurability	An inspection by a TDI-approved VIP inspector; fee capped at $159.29, follow-up $79.63 (2026)	With a certificate, an insurer can’t refuse to sell or renew because of condition unless it re-inspects and puts the problems in writing; good for 3 years
Shop other insurers	Always, at the same time as the options above	Quotes from an independent agent or several companies	Have your inspection report or contract ready
Texas FAIR Plan	Last resort, after two licensed insurers decline you	Two declinations from different insurance groups	Coverage is more limited than a standard policy, and homes in disrepair aren’t eligible (eligibility)

VIP details: TDI Voluntary Inspection Program. TDI also covers these steps in home insurance nonrenewal options.

Case Study: A Nonrenewal Over a Rusted Metal Roof in Granada Estates

In October 2026, a homeowner on El Dorado Drive in Granada Estates, Southwest Austin (78737), found us on Google after their insurer had already sent a nonrenewal notice. The reason was roof condition: rusted metal spotted in aerial images.

The aerial images were right. The roof was about 40 years old: 26-gauge Texas Rib exposed-fastener metal fastened to 1×4 purlins, with no solid deck underneath. We found extensive rust and fasteners backing out.

	Before	After
Roof	~40-year-old Texas Rib exposed-fastener metal	ShurLoc 150 standing seam, 24-gauge Galvalume
Deck	None (purlins only)	7/16″ radiant barrier OSB over the whole house and garage
Underlayment	None	Synthetic underlayment, high-temp ice and water barrier at penetrations, chimney and sidewalls
Insurance	Nonrenewal notice already sent	Insured with a new company

The homeowner moved to a different insurance company. The signed contract was all the new insurer needed as proof of the new roof. See the full Granada Estates project.

The lesson: an aerial-photo nonrenewal isn’t always wrong. When the roof really is worn out, replacing it and moving to a new carrier can be the fastest way back to full coverage.

The Quieter Change: Your Roof Coverage Shrinks at Renewal

Not every insurer drops you. Some keep your policy but cut what it pays on the roof, and many homeowners don’t notice until they file a claim.

• Actual cash value on the roof. As roofs age, some insurers switch roof coverage from replacement cost to actual cash value, which pays far less on an older roof. See how that plays out in Should I File an Insurance Claim for Hail Damage on My Roof?
• Roof coverage dropped. If the roof is in poor condition, the insurer may stop covering the roof altogether. After you fix or replace it, ask whether roof coverage can be added back.
• Wrong roof age on file. Tell your insurer when you replace your roof so it can update the age.
• Cosmetic damage excluded. Some insurers exclude hail damage they call cosmetic, often in exchange for a roof discount. See What Is a Cosmetic Damage Waiver on Your Roof?

Mistakes We See After a Roof Letter

The biggest mistake is waiting. Homeowners set the letter aside and don’t start figuring it out until the deadline is close.

• Waiting to act. An inspection, a report, repairs or a new roof and new quotes all take time inside a 30- or 60-day window.
• Assuming the letter is a cancellation. Most roof letters are nonrenewals, which follow different rules and give you more time.
• Not reading what the insurer is asking for. Some letters want proof by a date; sending it late can cost you the policy.
• Shopping only after the first insurer says no. Shop at the same time as you work on the roof.
• Not updating the insurer after a new roof. A wrong roof age on file can follow you to the next renewal.

Frequently Asked Questions

Can my insurance company drop me because my roof is old in Texas?

Not for age alone. Texas rules bar insurers from declining or refusing to renew homeowners coverage based only on the age of the house or its roof. An insurer can still refuse to renew because of the roof’s physical condition.

Can my insurer use satellite photos to drop me?

Insurers in Texas do use satellite and aerial photos, and TDI’s data shows aerial imagery was used in 41% of Austin-area roof nonrenewals from April to July 2026. Ask your insurer for the photo and its date, and have the roof inspected in person.

How much notice do I get before my policy is not renewed?

At least 60 days for policies bought or renewed in 2024 or later, and 30 days for older policies. The notice must state the reason in writing for decisions made after January 1, 2026.

Will a new roof get my current insurer to keep me?

Sometimes. It depends on whether the letter offers a way to keep the policy and on the insurer’s own rules. On our Granada Estates job, the homeowner moved to a new insurance company after the roof was replaced.

What proof does a new insurer want after a roof replacement?

Ask your agent first. On our Granada Estates job, the signed roofing contract was enough for the new insurer.

Is a roof repair enough to keep my policy?

Not often, in our experience. When an insurer judges a roof from its age and streaks seen from above, a repair usually doesn’t change the decision. A repair helps most when the letter names a specific defect.

Do hail claims count against me for nonrenewal?

Not toward Texas’s claims limit. An insurer can’t refuse to renew for claims history unless you have three or more claims in three years, and claims from natural causes like hail and wind don’t count.

What if my insurer won’t accept my roofer’s report?

Consider a TDI Voluntary Inspection Program certificate from a TDI-approved inspector. With it, an insurer can’t refuse to renew because of the home’s condition unless it re-inspects and puts the problems in writing. You can also call the TDI Help Line at 800-252-3439.

A leak can also prompt an inspector to flag your roof. Most leaks start at the flashing, not the shingles. See Where Do Most Roof Leaks Start?.

Sources

1. TDI: Texas homeowners protected from being denied insurance based on roof age (Sept. 29, 2026)
2. TDI proposed amendment to 28 TAC §21.1006
3. 28 TAC §21.1006, current text
4. TDI: Was your home insurance canceled or not renewed?
5. TDI: Know why your auto or home policy was declined, canceled, not renewed
6. Tex. Ins. Code §551.104 (cancellation)
7. Tex. Ins. Code §551.107 (claims-based nonrenewal)
8. Tex. Ins. Code §551.113 (customer inquiries)
9. TDI reasons dataset, residential property
10. TDI: Reasons by ZIP code
11. TDI Voluntary Inspection Program and approved inspectors
12. Texas FAIR Plan eligibility
13. TDI: Is your home policy up for renewal?
14. TDI: Replacing your roof
15. TDI: Home insurance nonrenewal options
16. KUT: Insurers watching Austin homes from above and TPR version
17. Connecticut Insurance Department aerial imagery notice
18. Pennsylvania aerial imagery bulletin (NCOIL presentation)

General information, not legal or insurance advice. Rules and policies change; check with your insurer, agent or TDI for your situation.