Tennessee roof age and home insurance
Tennessee has no roof-age cap that we found, but its claim rules bar cancelling a home policy for an open claim or a question, and a 2026 bulletin limits action based on aerial photos of your roof.
Short answer: Tennessee: no cancelling a home policy for an open claim or a question, and a 2026 bulletin limits action based on aerial photos of roofs.
2 of 7 topics have a rule we could quote. 9 points below, 3 from statute or rule text.
Seven topics, what we found in Tennessee
Bulletin 25-03: roof condition seen in aerial images, alone, does not show replacement is needed
Rule .10(2)(a): copy of worksheets showing each depreciation deduction, on request
Not found in the pages we opened
Not found in the pages we opened
No cancellation solely for a pending claim or an inquiry; bulletin on imagery-based action
Not found in the pages we opened
Bulletin 25-03: reasonable time to repair, right to dispute images, copies of images
"Nothing found" means we opened the official pages listed below and the topic was not there. It does not mean Tennessee has no rule.
In plain English
In the Tennessee documents we opened, we did not find a statute or rule that sets a roof-age limit or a payment schedule by roof age. What we found is narrower and still useful. It comes from the unfair claims rule, chapter 0780-01-05, and from a 2026 bulletin of the Department of Commerce and Insurance.
Rule .08(10) says a home policy in force for sixty days or more cannot be cancelled when the sole reason is a pending claim. Rule .08(11) adds that an insurer cannot raise your premium or cancel solely because you asked about your policy or a loss. If you call to ask what hail damage would mean for coverage, that call alone cannot be the stated reason.
Bulletin 25-03 was updated on April 2, 2026. It is guidance, not a statute. It covers aerial imagery used for nonrenewals, cancellations, underwriting and claims. The Department says the condition of a roof seen from above is not, standing alone, enough to say it must be replaced. Insurers are also expected to give time for repairs and to let you dispute the images.
Rule .10(2)(a) gives you one tool for roof claims paid at actual cash value: you can ask for the worksheets that show each depreciation deduction. The rule text we read is the October 2017 version from an archive copy. Later changes were not checked. This page is general information, not legal advice.
What we found, with the exact words
9 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 |
|---|---|---|---|
| Open claim is not a cancellation reason (60+ day policies) Non-renewal and cancellation |
A home policy in effect 60 days or more cannot be cancelled when the only reason is that a claim is pending. | “No insurer shall cancel a personal residential property policy in effect for sixty (60) days or more ... is pending with the insurer” | Tenn. Comp. R. & Regs. 0780-01-05 (October 2017 text), rule .08(10) Agency rule. Accessed 2026-10-09; quote matched 2026-10-09 |
| Asking questions is not a reason to cancel Non-renewal and cancellation |
No insurer may raise the premium or cancel a home policy solely because the owner made an inquiry about the policy or a loss. | “no insurance company shall increase a premium or cancel a personal residential property policy solely on the basis of an inquiry” | Tenn. Comp. R. & Regs. 0780-01-05 (October 2017 text), rule .08(11) Agency rule. Accessed 2026-10-09; quote matched 2026-10-09 |
| Copy of depreciation worksheets Roof payment schedules |
On request, the insurer must give you a copy of the claim file worksheets showing every deduction for depreciation. | “Upon the insured's request, the insurer shall provide a copy of the claim file worksheets detailing any and all deductions for depreciation.” | Tenn. Comp. R. & Regs. 0780-01-05 (October 2017 text), rule .10(2)(a) Agency rule. Accessed 2026-10-09; quote matched 2026-10-09 |
| Time to make repairs before nonrenewal Right to fix or inspect |
The Department expects insurers to give a reasonable amount of time to make needed repairs before nonrenewal or cancellation. | “provide homeowners with a reasonable amount of time to make needed repairs before taking other action, such as nonrenewal or cancellation” | TDCI Bulletin 25-03, Use of Aerial Imagery by Insurers (April 2, 2026) Bulletin. Accessed 2026-10-09; quote matched 2026-10-09 |
| Right to dispute aerial images Right to fix or inspect |
The insurer should let the homeowner give updated information or dispute the accuracy of the aerial images used. | “The insurer should allow the homeowner to provide updated information or dispute the accuracy of the aerial imagery used.” | TDCI Bulletin 25-03, Use of Aerial Imagery by Insurers (April 2, 2026) Bulletin. Accessed 2026-10-09; quote matched 2026-10-09 |
| Image of roof condition is not enough alone Refusal because of age |
An aerial image of roof condition does not, by itself, show that a roof must be replaced. The insurer should confirm by inspection or other means. | “condition of a roof is not, standing alone, sufficient to indicate whether a roof must be replaced” | TDCI Bulletin 25-03, Use of Aerial Imagery by Insurers (April 2, 2026) Bulletin. Accessed 2026-10-09; quote matched 2026-10-09 |
| Complaint to the Department Non-renewal and cancellation |
If you complain to the Department, you and the Department can view the evidence the insurer relied on for its decision. | “the Department and the homeowner will be entitled to view evidence relied upon by the insurer in making the determination” | TDCI Bulletin 25-03, Use of Aerial Imagery by Insurers (April 2, 2026) Bulletin. Accessed 2026-10-09; quote matched 2026-10-09 |
| Denial on unclear images (Tenn. Code Ann. § 56-8-105) Refusal because of age |
Denying a claim based only on blurry or imprecise aerial images is an unfair claims practice, according to the Department. | “Denying a claim based solely on unclear or imprecise aerial images ... constitutes an unfair claims practice” | TDCI Bulletin 25-03, Use of Aerial Imagery by Insurers (April 2, 2026) Bulletin. Accessed 2026-10-09; quote matched 2026-10-09 |
| Copies of the images used Right to fix or inspect |
Not giving the policyholder copies of the aerial images used to deny a claim or make a settlement offer is an unfair claims practice. | “Failure by an insurer to provide a policyholder with copies of any aerial imagery used as part of a decision to deny a claim” | TDCI Bulletin 25-03, Use of Aerial Imagery by Insurers (April 2, 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 Tennessee 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 | Work out actual cash value as replacement cost minus depreciation (residential fire and extended coverage) | “the insurer shall determine actual cash value as follows: replacement cost of property at time of loss less depreciation, if any.” | Tenn. Comp. R. & Regs. 0780-01-05-.10(2)(a) Checked 2026-10-09 |
| Roof payment | Replace non-matching items so the result has a reasonably uniform appearance (replacement cost policies) | “the insurer shall replace items so as to c onform to a reasonably uniform appearance according to the applicable policy provisions.” | Tenn. Comp. R. & Regs. 0780-01-05-.10(1)(b) Checked 2026-10-09 |
| Storm claim | Commissioner may waive these claim rules after a declared catastrophic occurrence | “as determined by the commissioner, in the State of Tennessee, the commissioner may waive the rules arising from, or otherwise affected by, the catastrophic occurrence” | Tenn. Comp. R. & Regs. 0780-01-05-.15(1) Checked 2026-10-09 |
When hail hits Tennessee
Across 19 Tennessee counties the NOAA file holds 835 hail reports (2014 to June 2026). Peak month: May. Largest stone reported: 3.0 inches. A percentage deductible matters most in the months with the tallest bars.
| County with the most reports | Reports | Largest stone |
|---|---|---|
| Williamson County | 105 | 3.0 in |
| Davidson County | 81 | 2.5 in |
| Shelby County | 75 | 2.0 in |
| Madison County | 54 | 2.5 in |
| Sumner County | 51 | 2.0 in |
What changes for a homeowner
- A pending claim cannot be the only reason your insurer cancels a home policy that has been in force 60 days or more.
- A question about your coverage or a loss cannot be the only reason for a premium increase or cancellation. Keep your call or email on record.
- If the insurer cites an aerial photo of your roof, ask for the photo and its date. You can send newer photos or an inspection report to dispute it.
- Ask for the depreciation worksheets on any actual cash value roof payment. Check the deductions line by line.
- If you get a nonrenewal notice that cites roof condition, ask for time to repair and complain to the Department if the insurer does not answer.
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 exact reason for this cancellation or nonrenewal notice, in writing?
- Did you use aerial images? Please send copies and the date each image was taken.
- How much time do I have to repair the roof items you list before you take action?
- May I send newer photos or a roofer's report to dispute the images?
- Please send the claim file worksheets that show each depreciation deduction.
- Is my roof payment at actual cash value or replacement cost under my policy form?
What we could not confirm
- Roof age and payment schedules: in rule 0780-01-05 and TDCI Bulletin 25-03 we found no roof-age limit, roof schedule or cosmetic-damage wording.
- Deductibles and discounts: in the documents we opened we did not find a rule on percentage hail or wind deductibles or a mandated roof discount.
- Nonrenewal notice statutes: the legislature's site (capitol.tn.gov) refused connections from our server, so no Tennessee Code text was read from the official source.
- Rule 0780-01-05 is the October 2017 text from a 2018 archive copy, because the live Secretary of State host returned 403. Later amendments were not checked.
- An earlier October 14, 2025 version of Bulletin 25-03 was replaced by the April 2, 2026 update; we used only the April text.
Sources, with dates
- Tenn. Comp. R. & Regs. 0780-01-05, Unfair Claims Settlement Practices (October 2017 text) (rule, accessed 2026-10-09)
- TDCI Bulletin 25-03, Use of Aerial Imagery by Insurers (April 2, 2026) (bulletin, accessed 2026-10-09)
Last verified 2026-10-09. For a complaint or a question about your own policy, contact the Tennessee Department of Commerce and Insurance.
Questions people ask
Can my insurer cancel because I filed a claim?
Not if that is the only reason and the policy has been in force for 60 days or more. Rule .08(10) says so for personal residential property policies.
Can asking my insurer a question lead to a cancellation?
Rule .08(11) says no insurer may increase a premium or cancel a home policy solely because of an inquiry about the policy or a loss.
Can an insurer use satellite or drone pictures of my roof?
The Department says imagery may be used, but only as one tool. The condition of a roof seen from above is not, standing alone, enough to say it must be replaced.
Do I get time to fix roof problems?
The April 2, 2026 bulletin says insurers are expected to give a reasonable amount of time to make needed repairs before nonrenewal or cancellation. It is guidance, not a statute.
Related pages
- Tennessee insurer claim deadlines
- FORTIFIED Roof incentives by state (no Tennessee 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, Missouri, Nebraska, North Carolina, Ohio, Oklahoma, South Carolina, Texas, Virginia, Washington
Tennessee 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 |
|---|---|---|---|
| Chattanooga | 1975 | 56.2% | How old are the roofs in Chattanooga |
| Clarksville | 1996 | 25.8% | How old are the roofs in Clarksville |
| Cookeville | 1990 | 37.3% | How old are the roofs in Cookeville |
| Franklin | 2001 | 12.7% | How old are the roofs in Franklin |
| Hendersonville | 1989 | 36.8% | How old are the roofs in Hendersonville |
| Jackson | 1983 | 45.8% | How old are the roofs in Jackson |
| Johnson City | 1983 | 46.4% | How old are the roofs in Johnson City |
| Kingsport | 1974 | 58.1% | How old are the roofs in Kingsport |
| Knoxville | 1974 | 59.4% | How old are the roofs in Knoxville |
| Murfreesboro | 2001 | 19.7% | How old are the roofs in Murfreesboro |