Missouri roof age and home insurance
We found no Missouri rule that bars refusing a home over roof age. A state rule does require a nonrenewal notice to give the reason, and the fire policy wording sets thirty days.
Short answer: Missouri: no roof-age rule found. Fire-policy rules set thirty days' notice, and a nonrenewal notice must state the reason.
1 of 7 topics have a rule we could quote. 10 points below, 5 from statute or rule text.
Seven topics, what we found in Missouri
DCI: some insurers limit coverage on, or decline, older homes; no restriction found
DCI: some policies depreciate roof coverage by roof age; no rule found
DCI: deductible can change at renewal; separate deductibles exist
No cosmetic-damage rule found in pages we opened
Reason in the notice from 1 July 2024; thirty days in fire policy wording
No required roof discount found in pages we opened
No right-to-repair or inspection rule found in pages we opened
"Nothing found" means we opened the official pages listed below and the topic was not there. It does not mean Missouri has no rule.
In plain English
In the Missouri sources we opened, no statute or rule stops an insurer from declining a home, or paying a roof on a depreciation schedule, because of age. The Department of Commerce and Insurance (DCI) says only that some insurers offer limited coverage on older homes, or may not insure them.
The notice rules are firmer. Under 20 CSR 500-1.100, the mandated fire policy wording lets a company cancel, not renew, reduce or adversely modify with thirty days of written notice, or ten days for non-payment or evidence of incendiarism. A notice issued on or after July 1, 2024 must state the reason and name the Missouri Property Insurance Placement Facility. The rule is written for fire policies, so ask DCI how it applies to your home policy.
The facility has its own statute. RSMo 379.845 requires a stated reason and not less than thirty days before a facility policy is cancelled or not renewed.
DCI's consumer pages cover the roof itself. They say wear and tear over time is not covered, that some policies depreciate roof coverage by its age, and that a deductible can change at renewal. These are warnings. We found no cap on what the insurer may do.
What we found, with the exact words
10 points, 5 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 |
|---|---|---|---|
| Notice must state the reason Non-renewal and cancellation |
Under the standard fire policy rule, a notice of cancellation, nonrenewal, reduction or adverse modification issued on or after July 1, 2024 must give the reason. | “issued on or after July 1, 2024, must state the following... The reason for cancellation, nonrenewal, reduction in amount, or adverse modification” | 20 CSR 500-1.100(3)(A) Agency rule. Accessed 2026-10-09; quote matched 2026-10-09 in an archived copy |
| Notice must name the placement facility Non-renewal and cancellation |
The same notice must give the name, address, phone number and website of the Missouri Property Insurance Placement Facility. | “The name, address, telephone number, and website address of the Missouri Property Insurance Placement Facility” | 20 CSR 500-1.100(3)(A)3 Agency rule. Accessed 2026-10-09; quote matched 2026-10-09 in an archived copy |
| Thirty days in the fire policy language Non-renewal and cancellation |
The mandated fire policy wording lets the company cancel, not renew, reduce or adversely modify by giving the insured thirty days of written notice. | “canceled, not renewed, reduced in amount or adversely modified at any time by the company by giving to the insured thirty (30) days” | 20 CSR 500-1.100(2)(A)2 Agency rule. Accessed 2026-10-09; quote matched 2026-10-09 in an archived copy |
| Ten-day exception Non-renewal and cancellation |
Only ten days of notice is required when the action rests on non-payment of premium or evidence of incendiarism. | “Only ten (10) days notice is required where such action is based upon non-payment of premium or evidence of incendiarism” | 20 CSR 500-1.100(2)(A)2 Agency rule. Accessed 2026-10-09; quote matched 2026-10-09 in an archived copy |
| Placement facility: notice and reason Non-renewal and cancellation |
For a policy issued through the state property insurance placement facility, the notice of cancellation or nonrenewal must state the reason and go out not less than thirty days ahead. | “a statement of the reason therefor, shall be sent to the insured... not less than thirty days prior to the cancellation or nonrenewal” | RSMo 379.845(2) Statute. Accessed 2026-10-09; quote matched 2026-10-09 |
| DCI homeowner FAQ on non-renewal Non-renewal and cancellation |
DCI says state law lets an insurer non-renew on the policy anniversary date with 30 days advance written notice and the specific reasons. | “nonrenew a homeowner... on the policy anniversary date as long as they give the insured 30 days advance written notice and the specific reasons” | Missouri DCI, Homeowners Insurance FAQs Regulator page. Accessed 2026-10-09; quote matched 2026-10-09 in an archived copy |
| DCI on house age Refusal because of age |
DCI lists house age as a price factor and says some insurers limit coverage on, or decline, older homes. It does not restrict this. | “Age of house: New homes may qualify for discounts. Some insurance companies offer limited coverage or may not insure older homes.” | Missouri DCI, Homeowners Insurance FAQs Regulator page. Accessed 2026-10-09; quote matched 2026-10-09 in an archived copy |
| DCI on wear and depreciation Roof payment schedules |
DCI tells owners that wear and tear of a roof over time, which it calls depreciation, is not covered, while a windstorm that rips up part of the roof is. | “wear and tear (referred to as depreciation) of a roof over time... a windstorm that rips up a section of your roof is” | Missouri DCI, About Roof Insurance Regulator page. Accessed 2026-10-09; quote matched 2026-10-09 in an archived copy |
| DCI: some policies depreciate by roof age Roof payment schedules |
A March 2021 DCI release says some policies may cover full replacement while others may depreciate coverage by the age of the roof. | “Some insurance policies may cover full replacement... while other policies may depreciate coverage based on the age of the roof” | Missouri DCI press release, 1 March 2021 Bulletin. Accessed 2026-10-09; quote matched 2026-10-09 |
| DCI: deductible can change at renewal Percentage deductibles |
An April 2026 DCI release tells owners to review the deductible, which can change at renewal, and says there can be separate deductibles by type of loss. | “review your policy deductible, as it can change at renewal, and there can be separate deductibles for different types of loss” | Missouri DCI press release, 20 April 2026 Bulletin. Accessed 2026-10-09; quote matched 2026-10-09 |
Roof payment and storm rules from our claim research
These rows come from the Missouri page of our claim deadlines research. They are shown here so the roof rules sit in one place.
| Kind | Rule | Exact words | Source |
|---|---|---|---|
| Storm claim | Post-loss assignment of property-damage insurance benefits is void (contractors, roofers) | “A person shall not solicit or accept an assignment, in whole or in part, of any post-loss insurance benefit for property damage under a contract of insurance. An assignment agreement is against public policy and is null and void” | Mo. Rev. Stat. 379.135.4 Checked 2026-10-09 |
| Storm claim | Fire policy: insurer's option to repair or replace on notice after proof of loss | “on giving notice of its intention within thirty days or after the receipt of the proof of loss herein required.” | Mo. Rev. Stat. 379.150 Checked 2026-10-09 |
When hail hits Missouri
Across 71 Missouri counties the NOAA file holds 4,500 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 |
|---|---|---|
| Greene County | 194 | 4.75 in |
| St. Louis County | 193 | 2.5 in |
| Jackson County | 152 | 3.0 in |
| Clay County | 131 | 2.75 in |
| Barry County | 123 | 3.0 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 notice that cancels, does not renew, reduces or adversely changes your coverage must state the reason if it was issued on or after July 1, 2024.
- Look for the Missouri Property Insurance Placement Facility on that notice. The rule requires its name, address, phone number and website.
- The fire policy wording gives thirty days of written notice. It drops to ten days for non-payment or evidence of incendiarism.
- If your roof is paid on a depreciated basis, find where the policy says so. DCI says some policies depreciate roof coverage by the age of the roof.
- Check the deductible at every renewal. DCI says it can change then.
What to ask your insurer
Ask in writing and keep the replies. The box below turns these questions into a letter you can copy.
- If you plan not to renew me, what is the specific reason, and will it come in writing with at least thirty days of notice?
- Does my renewal reduce or adversely modify my roof coverage, and does the notice say why?
- Does my policy depreciate the roof by its age, and where is that written?
- Is there a separate deductible for wind or hail, and did it change at this renewal?
- Will a nonrenewal notice name the Missouri Property Insurance Placement Facility?
- Does my policy carry the thirty-day cancellation wording of the standard fire policy?
What we could not confirm
- A rule barring refusal or non-renewal for roof or house age: not found in 20 CSR 500-1.100, RSMo 379.845, or the DCI pages we opened (homeowners FAQs, the roof insurance guide, two press releases).
- A Missouri rule on roof payment schedules, percentage wind or hail deductibles, or cosmetic-damage exclusions: only DCI consumer pages. The roof guide also has per-insurer summaries; we skipped them because each describes one product.
- A required discount for FORTIFIED or impact-resistant roofs, and a right to repair a defect after inspection: nothing found in the pages above.
- The live DCI pages and the rule PDF returned rate-limit or 403 errors to our checker. Those quotes come from web.archive.org snapshots.
Sources, with dates
- 20 CSR 500-1.100(3)(A) (rule, accessed 2026-10-09)
- RSMo 379.845(2) (statute, accessed 2026-10-09)
- Missouri DCI, Homeowners Insurance FAQs (regulator, accessed 2026-10-09)
- Missouri DCI, About Roof Insurance (regulator, accessed 2026-10-09)
- Missouri DCI press release, 1 March 2021 (bulletin, accessed 2026-10-09)
- Missouri DCI press release, 20 April 2026 (bulletin, accessed 2026-10-09)
Last verified 2026-10-09. For a complaint or a question about your own policy, contact the Missouri Department of Commerce and Insurance.
Questions people ask
Can a Missouri insurer refuse my home because it is old?
We found no Missouri statute or rule on it. DCI says some insurers offer limited coverage on older homes, or may not insure them.
How much notice comes before cancellation or non-renewal?
The mandated fire policy wording says thirty (30) days of written notice, or ten (10) days for non-payment or evidence of incendiarism (20 CSR 500-1.100). DCI's homeowner FAQ also says 30 days and specific reasons.
Must the notice give a reason?
Yes for a notice issued on or after July 1, 2024, under 20 CSR 500-1.100(3)(A). The rule covers fire policies, so confirm how it applies to yours.
Does DCI say my roof is paid at full cost?
No. DCI says wear and tear over time is not covered, and that some policies depreciate coverage by the age of the roof.
Related pages
- Missouri insurer claim deadlines
- FORTIFIED Roof incentives by state (no Missouri 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, Kansas, Louisiana, Michigan, Minnesota, Mississippi, Nebraska, North Carolina, Ohio, Oklahoma, South Carolina, Tennessee, Texas, Virginia, Washington
Missouri 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 |
|---|---|---|---|
| Cape Girardeau | 1975 | 58.6% | How old are the roofs in Cape Girardeau |
| Columbia | 1993 | 32.0% | How old are the roofs in Columbia |
| Jefferson City | 1978 | 53.4% | How old are the roofs in Jefferson City |
| Joplin | 1984 | 46.9% | How old are the roofs in Joplin |
| Springfield | 1976 | 57.3% | How old are the roofs in Springfield |
| St. Joseph | 1962 | 74.6% | How old are the roofs in St. Joseph |