Mississippi roof age and home insurance
Mississippi bars a home insurer from cancelling or denying coverage solely because of roof age, for policies issued or renewed from July 1, 2024. Since July 1, 2026, renewal and non-renewal notices need 45 days.
Short answer: Mississippi bars cancelling or denying home cover solely for roof age (SB 2130) and requires 45 days' notice from July 1, 2026.
3 of 7 topics have a rule we could quote. 11 points below, 9 from statute or rule text.
Seven topics, what we found in Mississippi
SB 2130: no cancel or denial solely for roof age; policies issued or renewed from July 1, 2024
In the documents we opened we found no rule on roof payment schedules or ACV-only roofs.
Grant cannot pay a deductible; roofer cannot rebate one. No wind or hail percentage rule found.
In the documents we opened we found no rule on cosmetic-damage exclusions.
45 days' notice from July 1, 2026; 10 days for non-payment with a named creditor loss payee.
No mandated roof discount found in the documents we opened; the grant is on our FORTIFIED page.
In the documents we opened we found no right to repair a roof defect after an insurer inspection.
"Nothing found" means we opened the official pages listed below and the topic was not there. It does not mean Mississippi has no rule.
In plain English
The roof-age rule is Senate Bill 2130, effective July 1, 2024. It is short. An insurer that has issued a policy or a binder on a residential structure shall not cancel it or deny coverage solely because of the age of the roof. It applies to homeowners' policies issued or renewed on or after July 1, 2024.
The bill's own words are cancel and deny. The Mississippi Insurance Department's summary of the same bill also says nonrenew. The key word is "solely". The documents we opened do not define it, so an old roof alone is barred as a reason, but nothing we read stops an insurer from citing other facts about the roof. Ask for the reason in writing.
Notice has its own rule. House Bill 1611 rewrote section 83-5-28. For coverage issued or renewed on or after July 1, 2026, a renewal, cancellation, reduction in coverage or nonrenewal needs notice at least 45 days ahead, sent to you and to any named creditor loss payee. If you did not pay and a loss payee is named, the notice is 10 days. If the insurer is late, you may keep the policy for the rest of the notice period plus 45 more days at the existing premium rate.
Money rules are narrow. Strengthen Mississippi Homes grant money cannot pay a deductible, and an insurer may not cut a claim payment because you received a grant. A roofing contractor may not offer, pay or rebate your deductible to win a job. We found no Mississippi rule on percentage wind or hail deductibles, roof payment schedules, cosmetic-damage exclusions or a right to repair after an inspection.
What we found, with the exact words
11 points, 9 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 |
|---|---|---|---|
| Senate Bill 2130: no cancelling or denying coverage solely for roof age Refusal because of age |
An insurer that has issued a home policy or binder may not cancel it or deny coverage solely because of the age of the roof. | “shall not cancel the policy, cancel the binder, or deny coverage solely because of the age of the roof of the residential structure.” | Senate Bill 2130 (2024), as sent to the Governor Statute. Accessed 2026-10-09; quote matched 2026-10-09 in an archived copy |
| Roof-age ban covers homeowners policies issued or renewed from July 1, 2024 Refusal because of age |
The act applies to homeowners' policies issued or renewed on or after July 1, 2024. | “This act shall apply to homeowners' insurance policies issued or renewed on or after July 1, 2024.” | Senate Bill 2130 (2024), as sent to the Governor Statute. Accessed 2026-10-09; quote matched 2026-10-09 in an archived copy |
| Insurance Department summary of Senate Bill 2130 also names non-renewal Refusal because of age |
The Department's plain-language summary says an insurer may not cancel or nonrenew homeowners' coverage solely because of the roof's age. The bill text itself says cancel or deny. | “An insurer may not cancel or nonrenew homeowners' coverage solely on the basis of the roof's age.” | Mississippi Insurance Department, 2024 Legislative Summary Regulator page. Accessed 2026-10-09; quote matched 2026-10-09 in an archived copy |
| House Bill 1611: 45 days' notice from July 1, 2026 Non-renewal and cancellation |
For coverage issued or renewed on or after July 1, 2026, notice goes to you and any named creditor loss payee at least 45 days before the change takes effect. | “not less than ... forty-five (45) days prior to the effective date of such ... cancellation, reduction or nonrenewal.” | House Bill 1611 (2025), as sent to the Governor Statute. Accessed 2026-10-09; quote matched 2026-10-09 in an archived copy |
| The notice rule covers renewal and reduction in coverage, not only non-renewal Non-renewal and cancellation |
Section 83-5-28 names renewal, cancellation, reduction in coverage and nonrenewal of liability, fire and single premium multiperil coverage. | “A renewal, cancellation, reduction in coverage ... or nonrenewal of liability insurance coverage, fire insurance ... coverage or single premium multiperil insurance coverage” | House Bill 1611 (2025), as sent to the Governor Statute. Accessed 2026-10-09; quote matched 2026-10-09 in an archived copy |
| Non-payment: no notice rule unless a creditor loss payee is named, then 10 days Non-renewal and cancellation |
The notice section does not apply to non-payment of premium unless a creditor loss payee is named. In that case at least 10 days' notice is required. | “unless there is a named creditor ... loss payee, in which case at least ten (10) days' notice is ... required.” | House Bill 1611 (2025), as sent to the Governor Statute. Accessed 2026-10-09; quote matched 2026-10-09 in an archived copy |
| A missed notice keeps you on the policy for 45 more days Non-renewal and cancellation |
If the insurer misses the notice, you can keep the policy for the rest of the notice period plus 45 more days at the existing premium rate. | “has the option of continuing the ... policy or contract for the remainder of the notice period ... additional forty-five (45) days at the premium rate” | House Bill 1611 (2025), as sent to the Governor Statute. Accessed 2026-10-09; quote matched 2026-10-09 in an archived copy |
| Insurance Department summary of House Bill 1611 Non-renewal and cancellation |
The Department's 2025 summary says House Bill 1611 requires notices of renewal, cancellation, reduction of coverage or nonrenewal 45 days before the effective date. | “to issue notices for renewal, cancellation, reduction of coverage or nonrenewal of property and casualty insurance ... 45 days before the effective date” | Mississippi Insurance Department, 2025 Legislative Summary Regulator page. Accessed 2026-10-09; quote matched 2026-10-09 in an archived copy |
| Rule 7.06: grant money cannot pay a deductible Percentage deductibles |
Strengthen Mississippi Homes grant funds may not be used for a deductible or co-insurance on a covered claim. The rule text calls the grant fund "SMF". | “SMF Funds cannot be used for payment of deductible or co-insurance requirements on any covered claim by any insurer.” | Miss. Admin. Code Title 19, Part 5, Chapter 7: Strengthen Mississippi Homes Program Agency rule. Accessed 2026-10-09; quote matched 2026-10-09 in an archived copy |
| Rule 7.06: an insurer may not cut a claim payment because of a grant Percentage deductibles |
Insurers may not reduce settlement payments because a Strengthen Mississippi Homes grant was paid. | “Insurers shall not reduce settlement payments based on the payment of an SMH grant.” | Miss. Admin. Code Title 19, Part 5, Chapter 7: Strengthen Mississippi Homes Program Agency rule. Accessed 2026-10-09; quote matched 2026-10-09 in an archived copy |
| Roofers may not offer, pay or rebate your deductible (Miss. Code 75-24-307) Percentage deductibles |
Under the roofing repair consumer law, as amended by House Bill 1408, a residential roofing contractor may not advertise, promise, pay or rebate any part of your deductible. | “shall not advertise or otherwise promise or offer to pay, or pay, or rebate all or any portion of an insured's insurance deductible” | House Bill 1408 (2024), as sent to the Governor Statute. Accessed 2026-10-09; quote matched 2026-10-09 in an archived copy |
FORTIFIED Roof and your premium in Mississippi
Discount: IBHS says many Mississippi insurers discount FORTIFIED homes, some as high as 55% of the wind portion. The state page says discounts may apply and gives no figure.
Strengthen Mississippi Homes grant: The award, up to $10,000 of roof work, goes to the contractor. For 2026 the page limits applications to current Mississippi Windstorm Underwriting Association (MWUA) policyholders insured three consecutive policy years, chosen by lottery.
Figures come from IBHS and state program pages. See the FORTIFIED Roof page for Mississippi for sources.
When hail hits Mississippi
Across 19 Mississippi counties the NOAA file holds 746 hail reports (2014 to June 2026). Peak month: Apr. Largest stone reported: 4.6 inches. A percentage deductible matters most in the months with the tallest bars.
| County with the most reports | Reports | Largest stone |
|---|---|---|
| Rankin County | 73 | 2.75 in |
| Hinds County | 59 | 2.75 in |
| Lee County | 53 | 2.5 in |
| De Soto County | 42 | 2.0 in |
| Lowndes County | 40 | 4.6 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 roof-age-only cancellation or denial of coverage is barred for homeowners' policies issued or renewed on or after July 1, 2024.
- For coverage issued or renewed on or after July 1, 2026, a renewal, cancellation, reduction in coverage or nonrenewal needs 45 days' notice.
- A missed notice lets you keep the policy for the rest of the notice period plus 45 more days.
- A roofer may not pay or rebate your deductible, and grant money cannot cover it either.
- An insurer may not cut your claim payment because you received a Strengthen Mississippi Homes grant.
What to ask your insurer
Ask in writing and keep the replies. The box below turns these questions into a letter you can copy.
- Is any part of this cancellation, non-renewal or denial based only on my roof's age? Which other roof facts are you relying on?
- Please give the reason in writing and the date you mailed the notice. Was it mailed at least 45 days before the effective date?
- Does my renewal reduce coverage in any way, for example on the roof? Where is the notice of that change?
- Is a creditor loss payee named on my policy, and did you send the notice to them too?
- You missed the notice date. Do you confirm I can keep the policy at the existing premium for the rest of the notice period plus 45 more days?
- If I receive a Strengthen Mississippi Homes grant, will you confirm in writing that my claim payment will not be reduced?
What we could not confirm
- Live pages on mid.ms.gov and billstatus.ls.state.ms.us did not open from our server. Every figure was read from a web.archive.org copy; the snapshot date is on each figure.
- Roof payment schedules, ACV-only roof forms, cosmetic-damage exclusions, percentage wind or hail deductibles, mandated discounts and a right to repair after inspection: we found no rule in the Insurance Department rule PDFs we opened (Title 19, Part 1 ch. 1, 5, 7, 9; Part 5 ch. 7; Part 6 ch. 1, 5), its bulletins page, its mitigation page or its 2024 and 2025 legislative summaries. Most of Title 19 was not read.
- legislature.ms.gov and the Mississippi Code pages did not open, so we used the enrolled bills instead of the codified text.
- We did not find a definition of "solely" in Senate Bill 2130 or in an Insurance Department bulletin.
Sources, with dates
- Senate Bill 2130 (2024), as sent to the Governor (statute, accessed 2026-10-09)
- House Bill 1611 (2025), as sent to the Governor (statute, accessed 2026-10-09)
- House Bill 1408 (2024), as sent to the Governor (statute, accessed 2026-10-09)
- Mississippi Insurance Department, 2024 Legislative Summary (regulator, accessed 2026-10-09)
- Mississippi Insurance Department, 2025 Legislative Summary (regulator, accessed 2026-10-09)
- Miss. Admin. Code Title 19, Part 5, Chapter 7: Strengthen Mississippi Homes Program (rule, accessed 2026-10-09)
Last verified 2026-10-09. For a complaint or a question about your own policy, contact the Mississippi Insurance Department.
Questions people ask
Can my insurer drop me because my roof is old?
Not solely because of its age, for homeowners' policies issued or renewed on or after July 1, 2024. The bill says cancel or deny coverage. The Insurance Department's summary also says nonrenew. The documents we opened do not define "solely", so other reasons are a separate question.
How much warning must I get before non-renewal?
For coverage issued or renewed on or after July 1, 2026, at least 45 days, mailed or delivered to you and to any named creditor loss payee. The rule also names renewal and reduction in coverage. For unpaid premium it is 10 days, and only where a creditor loss payee is named.
What if the insurer sends the notice late?
The statute lets you keep the policy for the rest of the notice period plus 45 more days at the existing premium rate.
Can a roofer cover my deductible?
No. A residential roofing contractor may not advertise, promise, offer, pay or rebate any part of your deductible to win the job. Strengthen Mississippi Homes grant money cannot pay a deductible either.
Related pages
- Mississippi FORTIFIED Roof incentives
- 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, Missouri, Nebraska, North Carolina, Ohio, Oklahoma, South Carolina, Tennessee, Texas, Virginia, Washington
Mississippi 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 |
|---|---|---|---|
| Biloxi | 1990 | 37.8% | How old are the roofs in Biloxi |
| Gulfport | 1986 | 44.1% | How old are the roofs in Gulfport |
| Hattiesburg | 1980 | 50.4% | How old are the roofs in Hattiesburg |
| Jackson | 1969 | 73.2% | How old are the roofs in Jackson |
| Meridian | 1970 | 70.6% | How old are the roofs in Meridian |
| Southaven | 1997 | 24.3% | How old are the roofs in Southaven |
| Tupelo | 1982 | 47.2% | How old are the roofs in Tupelo |