Kansas roof age and home insurance
Kansas does not cap how old a roof can be, but it makes insurers put their reasons in writing and give 30 days notice before a rate change at renewal. The state's own guide says leaky roofs and older homes can cost you coverage.
Short answer: Kansas: written reasons for non-renewal, 30 days notice of a rate change at renewal, and a state guide that flags leaky roofs.
1 of 7 topics have a rule we could quote. 12 points below, 7 from statute or rule text.
Seven topics, what we found in Kansas
No age cutoff found; mismatched-data rate is an adverse decision; guide: older homes may be limited
No roof payment schedule or roof-only ACV rule found
Guide: wind/hail deductible generally 1 to 2 percent of structure coverage
No cosmetic-damage rule found in the pages we opened
Written reasons; 30-day rate-change notice at renewal; guide gives 30-day non-renewal notice
Guide lists a fire-retardant roof as a possible discount; none required
No right-to-repair or roof inspection rule found
"Nothing found" means we opened the official pages listed below and the topic was not there. It does not mean Kansas has no rule.
In plain English
We found no Kansas statute that sets a roof age limit, a roof payment schedule or a cosmetic-damage rule. What Kansas does have is a set of paper-trail rules. K.S.A. 40-2,122 says an insurer that cancels or refuses to renew must give you a written explanation of the reasons. K.S.A. 40-2,112 lets you request the specific reasons for an adverse decision in writing within 60 business days, and the insurer then has 21 business days to answer.
Price changes have their own timing. Under K.S.A. 40-973, a rate increase on an existing policy under the fast-track filing law can only come at renewal, with written notice at least 30 days before the policy period ends. K.S.A. 40-970 lets a statewide filing of no more than 12% take effect when filed, and says that 12% is not a limit on any one policyholder.
Roof condition is where the guidance gets blunt. The Department's shopper's guide names a leaky or poorly maintained roof as a common reason a company declines or does not renew. It also says some companies limit coverage on older homes, that a fire-retardant roof may earn a discount, and that wind and hail deductibles generally run one to two percent of the insurance on the structure.
The cancellation limits and the longer non-renewal notice we found in chapter 40 cover business or professional policies, not houses. For a house, the guide gives a 30-day written non-renewal notice. Read your policy for the exact terms.
What we found, with the exact words
12 points, 7 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 |
|---|---|---|---|
| Rate increase only at renewal Non-renewal and cancellation |
Under the 12% fast-track filing law, an insurer may raise the rate on an existing policy only when the policy renews. | “no rate increase may be implemented with regard to an individual existing policy, unless such increase is applied at the time of a renewal” | K.S.A. 40-973 Statute. Accessed 2026-10-09; quote matched 2026-10-09 |
| 30 days notice of a rate change Non-renewal and cancellation |
The insurer must mail or deliver written notice of the rate change at least 30 days before your policy period ends. A renewal notice that clearly shows the renewal premium counts. | “discloses its intention to change the rate, at least 30 days in advance of the end of the insured's policy period” | K.S.A. 40-973 Statute. Accessed 2026-10-09; quote matched 2026-10-09 |
| Fast-track rate filings up to 12% Non-renewal and cancellation |
A personal-lines filing with an overall statewide change of no more than 12% can take effect the day it is filed. | “statewide rate increase or decrease of no more than 12% in the aggregate for all coverages... may take effect the date it is filed” | K.S.A. 40-970 Statute. Accessed 2026-10-09; quote matched 2026-10-09 |
| The 12% cap is not a cap on your bill Non-renewal and cancellation |
The 12% figure is an average across the insurer's statewide filing. It does not limit the change on any one policyholder. | “The 12% limitation shall not apply on an individual insured basis” | K.S.A. 40-970 Statute. Accessed 2026-10-09; quote matched 2026-10-09 |
| Written reasons for cancellation or non-renewal Non-renewal and cancellation |
Any insurer doing business in Kansas must give the insured a written explanation that states the reasons it canceled or refused to renew. | “provide to an insured a written explanation specifically detailing the reasons why such company canceled or denied renewal of an existing policy” | K.S.A. 40-2,122 Statute. Accessed 2026-10-09; quote matched 2026-10-09 |
| Ask for the reasons: 60 business days to request, 21 to answer Non-renewal and cancellation |
For an adverse underwriting decision, you can ask in writing for the specific reasons. The insurer then has 21 business days to send them. | “written request within 60 business days from the date of the mailing of notice... within 21 business days of the receipt” | K.S.A. 40-2,112(b) Statute. Accessed 2026-10-09; quote matched 2026-10-09 |
| Higher rate based on data you did not give Refusal because of age |
Charging a higher rate on property insurance because of information that differs from what you furnished is an adverse underwriting decision, which triggers the reasons rule. This covers individually underwritten policies. | “the charging of a higher rate on the basis of information which differs from that which the applicant or policyholder furnished” | K.S.A. 40-2,111(a)(4) Statute. Accessed 2026-10-09; quote matched 2026-10-09 |
| Older homes may get limited coverage Refusal because of age |
The Department's guide says some companies may decline older homes or offer only limited coverage. It does not set an age cutoff. | “some companies may not offer insurance or only offer limited coverage on older homes” | Kansas Insurance Department, Home and Renters Insurance Shopper's Guide Regulator page. Accessed 2026-10-09; quote matched 2026-10-09 |
| Roof condition is a common underwriting factor Refusal because of age |
The guide lists a leaky or poorly maintained roof among common company reasons to decline or not renew. Companies keep their own guidelines and do not file them with the Department. | “condition of your home, leaky or poorly maintained roof, poor upkeep and maintenance, number of claims in the past seven to ten years” | Kansas Insurance Department, Home and Renters Insurance Shopper's Guide Regulator page. Accessed 2026-10-09; quote matched 2026-10-09 |
| Typical wind and hail deductible Percentage deductibles |
Most Kansas homeowner policies carry a separate wind and hail deductible, generally one to two percent of the amount of insurance on the structure. | “Most homeowner policies have a separate wind/hail deductible that is generally one to two percent of the amount of insurance carried on the structure” | Kansas Insurance Department, Home and Renters Insurance Shopper's Guide Regulator page. Accessed 2026-10-09; quote matched 2026-10-09 |
| Fire-retardant roof as a possible discount Roof upgrade discounts |
The guide lists a fire-retardant roof among discounts a company may offer. It is not a required discount. | “Possible discounts include: Senior citizen, nonsmoker, home security system, smoke detectors, fire extinguishers or a fire-retardant roof” | Kansas Insurance Department, Home and Renters Insurance Shopper's Guide Regulator page. Accessed 2026-10-09; quote matched 2026-10-09 |
| 30-day notice of non-renewal Non-renewal and cancellation |
The Department's guide says a company that chooses non-renewal of a homeowner policy must give a 30-day written notice before the policy expires. | “it must give you a 30-day written notice before the expiration date of the policy” | Kansas Insurance Department, Home and Renters Insurance Shopper's Guide Regulator page. Accessed 2026-10-09; quote matched 2026-10-09 |
Roof payment and storm rules from our claim research
These rows come from the Kansas page of our claim deadlines research. They are shown here so the roof rules sit in one place.
| Kind | Rule | Exact words | Source |
|---|---|---|---|
| Roof payment | No cash settlement below the cost of repair (other than total loss) unless you agree | “An insurer shall not attempt to settle a loss with a first party claimant on the basis of a cash settlement which is less than the amount the insurer would pay if repairs were made, other than in total loss situations, unless such amount is agreed to by the insured.” | K.A.R. 40-1-34 §8(e) Checked 2026-10-09 |
| Storm claim | Separate wind/hail deductible (regulator description, not a legal rule) | “Most homeowner policies have a separate wind/hail deductible that is generally one to two percent of the amount of insurance carried on the structure.” | Kansas Insurance Department Home and Renters Insurance Shopper's Guide Checked 2026-10-09 |
| Storm claim | Attorney fees when you win a judgment on a fire, tornado, lightning or hail policy | “in all actions now pending, or hereafter commenced in which judgment is rendered against any insurance company on any policy given to insure any property in this state against loss by fire, tornado, lightning or hail, the court in rendering such judgment shall allow the plaintiff a reasonable sum as an attorney's fee” | K.S.A. 40-908 Checked 2026-10-09 |
When hail hits Kansas
Across 101 Kansas counties the NOAA file holds 9,701 hail reports (2014 to June 2026). Peak month: May. Largest stone reported: 5.0 inches. A percentage deductible matters most in the months with the tallest bars.
| County with the most reports | Reports | Largest stone |
|---|---|---|
| Sedgwick County | 382 | 2.75 in |
| Sherman County | 266 | 4.0 in |
| Johnson County | 239 | 3.5 in |
| Butler County | 236 | 3.0 in |
| Ford County | 214 | 5.0 in |
What a percentage deductible costs on your policy
Some policies set the wind or hail deductible as a percentage of the dwelling coverage. Put in the two numbers from your declarations page. This is plain multiplication; the rule above controls how the percentage may be used, not how much it is.
Depends on your policy. Enter both numbers to see the dollar amount you would pay first.
What changes for a homeowner
- A rate change on an existing policy under the 12% fast-track law has to ride on a renewal, with notice at least 30 days before the policy period ends. Mark your renewal date.
- If an insurer cancels or does not renew you, ask for the reasons in writing. You have 60 business days to ask, and the insurer has 21 business days to reply.
- A leaky roof is on the Department's list of common underwriting problems. Fix leaks and keep repair receipts before renewal.
- Expect a separate wind and hail deductible of about one to two percent of the structure coverage. On a large dwelling amount that is a big dollar figure, so read the declarations page.
- Ask about a fire-retardant roof discount. It is optional, so only some companies offer it.
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 roof age and roof condition does my file show, and where did you get that information?
- If you raise my rate, will the written notice arrive at least 30 days before my policy period ends?
- What is my wind and hail deductible as a percent and in dollars?
- If you decline to renew, will you send the specific reasons in writing, as K.S.A. 40-2,122 requires?
- Do you give a discount for a fire-retardant or impact-rated roof, and what proof do you need?
- Does a leaky or older roof change what you will offer me, such as limited coverage?
What we could not confirm
- Roof age limits, roof payment schedules, cosmetic-damage rules and right-to-repair rules. We read the K.S.A. chapter 40 table of contents on ksrevisor.gov and the statutes named above and found none that cover homeowner roofs. Chapter 40 has a hail article for mutual hail companies, which is a different subject.
- A required wind-mitigation or FORTIFIED discount. Not found in the chapter 40 contents or the shopper's guide.
- A homeowner-specific statute for the 30-day non-renewal notice. The 60-day rules in K.S.A. 40-2,120 and 40-2,121 are for business or professional policies. The 30-day figure comes from the Department's guide.
- The Department's HTML pages on insurance.kansas.gov blocked our automated fetch, so we used the Department's PDF guide.
Sources, with dates
- K.S.A. 40-970 (Office of the Revisor of Statutes) (statute, accessed 2026-10-09)
- K.S.A. 40-973 (Office of the Revisor of Statutes) (statute, accessed 2026-10-09)
- K.S.A. 40-2,111 (Office of the Revisor of Statutes) (statute, accessed 2026-10-09)
- K.S.A. 40-2,112 (Office of the Revisor of Statutes) (statute, accessed 2026-10-09)
- K.S.A. 40-2,122 (Office of the Revisor of Statutes) (statute, accessed 2026-10-09)
- Home and Renters Insurance Shopper's Guide (Kansas Insurance Department) (regulator, accessed 2026-10-09)
Last verified 2026-10-09. For a complaint or a question about your own policy, contact the Kansas Insurance Department.
Questions people ask
Does Kansas limit insurance on old roofs?
We found no age limit in the statutes we read. The Department's guide says leaky or poorly maintained roofs are common reasons for a company to decline or not renew, and that some companies limit coverage on older homes.
Can my insurer cancel without telling me why?
No. K.S.A. 40-2,122 requires a written explanation of the reasons for a cancellation or denied renewal.
How much notice do I get before a rate increase?
For an increase made under the 12% fast-track law, K.S.A. 40-973 requires written notice at least 30 days before your policy period ends, and the increase must come at renewal.
What is a normal wind and hail deductible in Kansas?
The Department's guide says generally one to two percent of the insurance on the structure. Check your declarations page.
Related pages
- Kansas insurer claim deadlines
- FORTIFIED Roof incentives by state (no Kansas 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, Georgia, Illinois, Indiana, Iowa, Louisiana, Michigan, Minnesota, Mississippi, Missouri, Nebraska, North Carolina, Ohio, Oklahoma, South Carolina, Tennessee, Texas, Virginia, Washington
Kansas 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 |
|---|---|---|---|
| Hutchinson | 1961 | 75.9% | How old are the roofs in Hutchinson |
| Lawrence | 1988 | 39.3% | How old are the roofs in Lawrence |
| Manhattan | 1983 | 46.5% | How old are the roofs in Manhattan |
| Salina | 1964 | 70.3% | How old are the roofs in Salina |
| Topeka | 1967 | 69.6% | How old are the roofs in Topeka |
| Wichita | 1974 | 58.3% | How old are the roofs in Wichita |