Georgia roof age and home insurance
Georgia's insurance commissioner has said a roof over 15 years old cannot be the reason to drop an existing customer, and a Bulletin lists what an insurer may and may not use to nonrenew a home policy.
Short answer: Georgia's Commissioner says roof age over 15 years cannot end an existing home policy. Nonrenewal needs 30 days and a written reason.
1 of 7 topics have a rule we could quote. 11 points below, 3 from statute or rule text.
Seven topics, what we found in Georgia
Commissioner: roof over 15 years cannot end an existing policy; new rules hit new business only
Adding an exclusion at renewal counts as a reduction and needs a separate notice
No percentage-deductible rule found in the pages we opened
No cosmetic-damage rule found in the pages we opened
30 days, written reason, FAIR Plan notice; claims and rule changes are barred grounds
No mandatory roof discount found in the pages we opened
No right-to-fix or roof inspection rule found in the pages we opened
"Nothing found" means we opened the official pages listed below and the topic was not there. It does not mean Georgia has no rule.
In plain English
Georgia is one of the few states where the regulator has spoken about roof age directly. In July 2023 the Commissioner said a plan to nonrenew homes with roofs over 15 years old broke Georgia law. He said new underwriting guidelines can apply to new business, not to existing customers.
Bulletin 24-EX-2 of January 2024 puts the nonrenewal limits in one place. A nonrenewal needs a written notice with the reason, and the effective date cannot come sooner than 30 days after mailing or delivery. A change in the insurer's own underwriting rules is not a valid reason, and neither are two or fewer claims in 36 months that you did not cause.
Rule 120-2-15-.04 adds the wording standard. The reason must be specific and clear enough that an average reader needs no follow-up, and the notice must point you to the Georgia FAIR Plan. After a policy is 60 days old, cancellation is limited to a short list of reasons.
What we did not find is a written payment schedule for older roofs, or any rule on cosmetic damage or percentage deductibles. A new exclusion at renewal does count as a coverage reduction and needs its own notice. The statute text was not available to us on an official host, so the figures here rest on the Bulletin, the rule and the news release.
What we found, with the exact words
11 points, 3 of them from the text of a statute or rule. Each quote was matched against the source page by a script, and the date is when it matched.
| Point | In short | Exact words from the source | Source |
|---|---|---|---|
| Roofs over 15 years old are not a reason to drop existing customers Refusal because of age |
In 2023 the Commissioner called a plan to nonrenew homes with roofs over 15 years old a violation of Georgia law and ordered the notices rescinded. | “non-renewing any homeowner policies on homes with roofs over 15 years old in blatant violation of Georgia law” | Georgia OCI news release, July 21, 2023 Regulator page. Accessed 2026-10-09; quote matched 2026-10-09 |
| New underwriting guidelines apply to new business only Refusal because of age |
The same release says insurers may change underwriting guidelines for new business, but may not nonrenew existing customers under the new guidelines. | “insurers are only allowed to change their underwriting guidelines for new business and cannot non-renew existing customers under new guidelines” | Georgia OCI news release, July 21, 2023 Regulator page. Accessed 2026-10-09; quote matched 2026-10-09 |
| A new underwriting rule is not a ground for nonrenewal Refusal because of age |
An insurer cannot refuse to renew a home policy over a change in its eligibility or underwriting rules, unless the Commissioner approved the change. | “A change in the insurer's eligibility rules or underwriting rules, unless the change is presented to and approved by the Commissioner” | Georgia OCI Bulletin 24-EX-2 (Jan. 31, 2024) Bulletin. Accessed 2026-10-09; quote matched 2026-10-09 |
| Nonrenewal takes effect at least 30 days after the notice Non-renewal and cancellation |
A written notice must be mailed or delivered, and the nonrenewal date cannot be earlier than 30 days after mailing or delivery. | “effective date of nonrenewal, which cannot be less than 30 days from the notice's mailing or delivery” | Georgia OCI Bulletin 24-EX-2 (Jan. 31, 2024) Bulletin. Accessed 2026-10-09; quote matched 2026-10-09 |
| Two or fewer claims in 36 months Non-renewal and cancellation |
A home policy cannot be nonrenewed over two or fewer claims in the past 36 months, if the claims were not caused by the insured or people living there. | “Two or fewer claims against the policy within the preceding 36 month period ... not attributable to the negligent or intentional acts of the insured” | Georgia OCI Bulletin 24-EX-2 (Jan. 31, 2024) Bulletin. Accessed 2026-10-09; quote matched 2026-10-09 |
| After 60 days, cancellation only for listed reasons Non-renewal and cancellation |
Once a policy or renewal is 60 days old, the insurer may cancel only for listed reasons, such as a change that substantially raises the hazard. | “an insurer can only issue a cancellation for any of the following reasons ... A change in the risk which substantially increases any hazard” | Georgia OCI Bulletin 24-EX-2 (Jan. 31, 2024) Bulletin. Accessed 2026-10-09; quote matched 2026-10-09 |
| Notice must come with the specific reason Non-renewal and cancellation |
The notice of cancellation or nonrenewal must carry the specific reason or reasons. | “Such notice of cancellation or nonrenewal from the insurer shall be accompanied by the specific reason or reasons for such cancellation or nonrenewal” | Ga. Comp. R. & Regs. 120-2-15-.04(c) Agency rule. Accessed 2026-10-09; quote matched 2026-10-09 in an archived copy |
| The reason must be clear without follow-up questions Non-renewal and cancellation |
The reason has to be clear and specific enough that an average person can see the basis for the decision without asking more. | “in language sufficiently clear and specific so that a person of average intelligence can identify the basis for the insurer's decision without further inquiry” | Ga. Comp. R. & Regs. 120-2-15-.04(c) Agency rule. Accessed 2026-10-09; quote matched 2026-10-09 in an archived copy |
| Notice must point you to the FAIR Plan Non-renewal and cancellation |
When a policy is not renewed, the insurer must tell you that you may qualify for the Georgia FAIR Plan and give its contact address. | “the insurer shall notify the named insured of his or her possible eligibility for insurance through the Georgia Fair Access to Insurance Requirements Plan” | Ga. Comp. R. & Regs. 120-2-15-.04(e) Agency rule. Accessed 2026-10-09; quote matched 2026-10-09 in an archived copy |
| Adding an exclusion counts as reducing coverage Roof payment schedules |
The Bulletin treats removal of coverage, less coverage, or a new exclusion at renewal as a reduction in coverage. | “Reductions in coverage include removal of coverage, diminution in scope or less coverage, or the addition of an exclusion.” | Georgia OCI Bulletin 24-EX-2 (Jan. 31, 2024) Bulletin. Accessed 2026-10-09; quote matched 2026-10-09 |
| Reduction needs a separate, capitalized notice Roof payment schedules |
A reduction in coverage needs its own document headed in capitals in at least 12-point type. | “contain the words “NOTICE OF REDUCTION IN COVERAGE” written in all capital letters in at least 12-point type” | Georgia OCI Bulletin 24-EX-2 (Jan. 31, 2024) Bulletin. Accessed 2026-10-09; quote matched 2026-10-09 |
When hail hits Georgia
Across 11 Georgia counties the NOAA file holds 239 hail reports (2014 to June 2026). Peak month: Jun. Largest stone reported: 3.75 inches. A percentage deductible matters most in the months with the tallest bars.
| County with the most reports | Reports | Largest stone |
|---|---|---|
| Fulton County | 41 | 1.75 in |
| Bulloch County | 37 | 1.75 in |
| Chatham County | 37 | 1.75 in |
| Richmond County | 28 | 2.0 in |
| Cobb County | 26 | 1.75 in |
What changes for a homeowner
- If your insurer sends a nonrenewal citing roof age, compare it with the Commissioner's 2023 statement and ask for the specific reason in writing.
- Count 30 days from the date the notice was mailed or delivered. A nonrenewal date earlier than that does not fit the Bulletin.
- A new exclusion added at renewal, such as a roof exclusion, is a reduction in coverage and must arrive in a separate notice headed in capitals.
- If your policy is not renewed, the notice should point you to the Georgia FAIR Plan. Ask for that address if it is missing.
- Two or fewer claims in 36 months that you did not cause are not enough to nonrenew your home policy.
What to ask your insurer
Ask in writing and keep the replies. The box below turns these questions into a letter you can copy.
- What is the specific reason for this nonrenewal, in plain words?
- Is my roof's age a reason, and was this guideline applied to existing policyholders or only to new business?
- On what date did you mail or deliver this notice, and when does the nonrenewal take effect?
- Does this renewal add an exclusion or cut coverage, and where is the separate notice of reduction in coverage?
- How many claims within the last 36 months do you count against me, and did you treat any as caused by me?
- Where does the notice list the contact address for the Georgia FAIR Plan?
What we could not confirm
- The text of O.C.G.A. Title 33, Chapter 24 (sections 33-24-44 and 33-24-46). It is cited in the rule but we did not open it on an official host, so the statute itself is not quoted here.
- Percentage hail or wind deductibles, roof payment schedules, cosmetic-damage clauses and a roof discount mandate: not found in the OCI Bulletin 24-EX-2, the OCI news release, Rules 120-2-15 and 120-2-20, or the Attorney General's storm and home-repair consumer pages we read.
- rules.sos.ga.gov refused direct connections from our server, so Rule 120-2-15 is read from a web.archive.org copy dated 2025-11-05.
- The OCI bulletin index lists no other bulletin on roofs, deductibles or hail among the titles we scanned.
Sources, with dates
- Georgia OCI news release, July 21, 2023 (regulator, accessed 2026-10-09)
- Georgia OCI Bulletin 24-EX-2 (Jan. 31, 2024) (bulletin, accessed 2026-10-09)
- Ga. Comp. R. & Regs. 120-2-15 (rule, accessed 2026-10-09)
Last verified 2026-10-09. For a complaint or a question about your own policy, contact the Georgia Office of Commissioner of Insurance and Safety Fire.
Questions people ask
Can a Georgia insurer drop me because my roof is over 15 years old?
In 2023 the Commissioner said nonrenewing homes with roofs over 15 years old violated Georgia law and ordered those notices rescinded. A news release is guidance, not a statute, so ask for the reason in writing.
How much notice do I get before a nonrenewal?
The Bulletin says the nonrenewal date cannot be less than 30 days after the notice is mailed or delivered. The notice has to state the reason.
Can my insurer add a roof exclusion when it renews?
It can offer new terms, but the Bulletin counts a new exclusion as a reduction in coverage. That needs a separate notice headed NOTICE OF REDUCTION IN COVERAGE.
Will two small claims get me nonrenewed?
Not on that basis alone. Two or fewer claims in the preceding 36 months, not caused by you or people living at the home, are listed as a barred reason.
Related pages
- Georgia insurer claim deadlines
- FORTIFIED Roof incentives by state (no Georgia page yet)
- Roof age and insurance: the general guide
- Actual cash value or replacement cost for a roof
- All states
Other states: Alabama, Arkansas, Colorado, Florida, Illinois, Indiana, Iowa, Kansas, Louisiana, Michigan, Minnesota, Mississippi, Missouri, Nebraska, North Carolina, Ohio, Oklahoma, South Carolina, Tennessee, Texas, Virginia, Washington
Georgia cities we cover
Census data counts when homes were built, not when roofs were last replaced, so home age is only a rough guide to roof age.
| City | Median year homes were built | Homes built before 1980 | Roof age page |
|---|---|---|---|
| Albany | 1974 | 62.2% | How old are the roofs in Albany |
| Athens | 1987 | 39.7% | How old are the roofs in Athens |
| Augusta | 1980 | 50.3% | How old are the roofs in Augusta |
| Columbus | 1978 | 53.4% | How old are the roofs in Columbus |
| Macon | 1976 | 55.7% | How old are the roofs in Macon |
| Marietta | 1986 | 35.5% | How old are the roofs in Marietta |
| Savannah | 1978 | 55.6% | How old are the roofs in Savannah |
| Smyrna | 1989 | 28.1% | How old are the roofs in Smyrna |
| Valdosta | 1985 | 42.1% | How old are the roofs in Valdosta |
| Warner Robins | 1989 | 38.1% | How old are the roofs in Warner Robins |