Virginia roof age and home insurance
Starting January 1, 2027, Virginia insurers cannot refuse an owner-occupied home solely because an asphalt shingle roof is under 15 years old, and an older roof gets an inspection first.
Short answer: Virginia insurers cannot refuse a home solely for an asphalt roof under 15 years old from Jan 1, 2027, and older roofs get an inspection first.
Enter a year. We compare the roof's age with the number of years in the rule quoted below. Age is counted as the rule counts it, so check that wording first.
4 of 7 topics have a rule we could quote. 13 points below, 13 from statute or rule text.
Seven topics, what we found in Virginia
§ 38.2-2114 K (from Jan 1, 2027): no refusal solely for asphalt shingle roof under 15 years
Homeowners policy standards: dwelling gets replacement cost settlement; forms filed before use
Deductible changes only at renewal; roof-rule deductible hikes need documented risk
Not found in the pages we opened
30 days' notice, specific reason, 10 days to request state review; natural-cause claims barred
No official mandate for roof discounts found in the pages we opened
Inspection before a replacement demand; cure of listed defects bars refusal on them
"Nothing found" means we opened the official pages listed below and the topic was not there. It does not mean Virginia has no rule.
In plain English
Virginia passed a roof-age rule in 2026 (Acts chapter 657). It adds subsection K to Va. Code § 38.2-2114 and applies from January 1, 2027. It covers owner-occupied dwellings and asphalt shingle roofs only. We did not find the same limit for metal, tile or other roofs.
Under subsection K, an insurer cannot refuse, cancel or non-renew solely on roof age when the roof is under 15 years old. For any roof age, the owner can send written proof of the real age. Receipts, building permits or an inspector's report count as proof. Without proof, the insurer must allow an inspection at the owner's cost.
Condition works the same way. If an authorized inspector (licensed home inspector, residential contractor, engineer, or another person the insurer recognizes) reports five or more years of life left, the insurer cannot refuse solely on condition. Damage, leaks or defects the inspector notes can still be a reason, but if the owner fixes them, the insurer cannot use them alone to refuse.
The rule does not force an insurer to offer optional coverages. It also says that cuts in coverage and higher deductibles must rest on documented risk of the property. They cannot be used only to dodge the rule. Separately, every cancellation or non-renewal on an owner-occupied dwelling already needs 30 days' notice, a stated reason and a 10-day window to ask the Commissioner for review. This page is general information, not legal advice.
What we found, with the exact words
13 points, 13 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 |
|---|---|---|---|
| Asphalt shingle roof under 15 years old (from Jan 1, 2027) Refusal because of age |
An insurer cannot refuse, cancel or refuse to renew an owner-occupied home's policy solely because of the age of an asphalt shingle roof younger than 15 years. | “solely based on the age of the dwelling's asphalt shingle roof (i) if such asphalt shingle roof is less than 15 years old” | Code of Virginia § 38.2-2114 (version effective January 1, 2027), subsection K Statute. Accessed 2026-10-09; quote matched 2026-10-09 |
| Right to show the real age of the roof Refusal because of age |
Before an age-based refusal, the owner may give written proof of the actual roof age. Without proof, the insurer must allow an inspection, paid by the owner. | “without permitting the owner or purchaser of the dwelling to provide written proof of the actual age of the asphalt shingle roof” | Code of Virginia § 38.2-2114 (version effective January 1, 2027), subsection K Statute. Accessed 2026-10-09; quote matched 2026-10-09 |
| Inspector finds five years of life left Refusal because of age |
If an authorized inspector reports five or more years of useful life, the insurer cannot refuse, cancel or non-renew solely because of the roof's condition. | “if an authorized inspector reports that the asphalt shingle roof has five years or more of useful life remaining” | Code of Virginia § 38.2-2114 (version effective January 1, 2027), subsection K.2 Statute. Accessed 2026-10-09; quote matched 2026-10-09 |
| Inspection before a replacement demand Right to fix or inspect |
For a roof at least 15 years old, the insurer must permit an inspection by an authorized inspector before it can require a new roof as a condition of coverage. | “the insurer shall permit a roof inspection performed by an authorized inspector ... before requiring the replacement of the roof” | Code of Virginia § 38.2-2114 (version effective January 1, 2027), subsection K.2 Statute. Accessed 2026-10-09; quote matched 2026-10-09 |
| Fixing the problems the inspector lists Right to fix or inspect |
If an inspector lists bad conditions and the owner cures them, the insurer cannot refuse, cancel or non-renew solely because of those conditions. | “and the homeowner or purchaser cures the noted adverse conditions, no insurer shall refuse coverage, cancel, or refuse to renew” | Code of Virginia § 38.2-2114 (version effective January 1, 2027), subsection K.5 Statute. Accessed 2026-10-09; quote matched 2026-10-09 |
| Repairs can still be required Right to fix or inspect |
A good inspection result does not stop the insurer from requiring repair or replacement of damaged, deteriorated or deficient parts of the roof listed in the report. | “shall not preclude an insurer from requiring repair or replacement of damaged, deteriorated, or deficient portions of a roof” | Code of Virginia § 38.2-2114 (version effective January 1, 2027), subsection K.2 Statute. Accessed 2026-10-09; quote matched 2026-10-09 |
| Higher deductibles need documented risk Percentage deductibles |
Cuts in coverage, higher deductibles or removed endorsements must rest on specific, documented risk of the property. They cannot be used just to avoid the roof-age rule. | “any reductions in coverage, increase in deductibles, or removal of endorsements shall be based on specific, documented risk characteristics of the insured property” | Code of Virginia § 38.2-2114 (version effective January 1, 2027), subsection K.6 Statute. Accessed 2026-10-09; quote matched 2026-10-09 |
| Deductible changes only at renewal Percentage deductibles |
An insurer cannot change the deductible on an owner-occupied dwelling policy in mid-term. A change at renewal needs a written notice. | “Nothing in this section shall allow an insurer to change a deductible except at renewal.” | Code of Virginia § 38.2-2127 Statute. Accessed 2026-10-09; quote matched 2026-10-09 |
| 30 days before termination Non-renewal and cancellation |
A cancellation or non-renewal notice must set a termination date at least 30 days after mailing. Non-payment cancellations may use 10 days. | “which shall be at least 30 days after mailing or delivering to the named insured the notice of cancellation or refusal to renew” | Code of Virginia § 38.2-2114, subsection C.1 Statute. Accessed 2026-10-09; quote matched 2026-10-09 |
| 10 days to ask for state review Non-renewal and cancellation |
The notice must tell the owner that he or she can ask the Commissioner, in writing, to review the insurer's action within 10 days of receiving it. | “within 10 days of receipt of the notice of termination he may request in writing that the Commissioner review the action of the insurer” | Code of Virginia § 38.2-2114, subsections C.3 and D Statute. Accessed 2026-10-09; quote matched 2026-10-09 |
| Claims from natural causes Non-renewal and cancellation |
An insurer cannot refuse to renew an owner-occupied dwelling policy solely because of a claim that resulted primarily from natural causes. | “No insurer or agent shall refuse to renew a policy ... solely because of ... Any claim resulting primarily from natural causes” | Code of Virginia § 38.2-2114, subsection I.14 Statute. Accessed 2026-10-09; quote matched 2026-10-09 |
| Roof-age rule starts January 1, 2027 Refusal because of age |
The new roof-age subsection comes from 2026 Acts ch. 657 and takes effect on January 1, 2027. Until then the older text of the section applies. | “the provisions of this act shall become effective on January 1, 2027” | 2026 Acts of Assembly, chapter 657 Statute. Accessed 2026-10-09; quote matched 2026-10-09 |
| Dwelling loss settlement is replacement cost Roof payment schedules |
Under the content standards for homeowners policies, insurers apply replacement cost settlement to the dwelling coverage. The ACV list covers contents, antennas and awnings. | “Insurers shall apply replacement cost loss settlement to property described under subsections A and B of 14VAC5-342-40” | 14VAC5-342-70 C.1 Agency rule. Accessed 2026-10-09; quote matched 2026-10-09 |
Roof payment and storm rules from our claim research
These rows come from the Virginia 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 | Claim the difference between actual cash value and replacement cost | “The claim for the difference must be made within six months of (i) the last date on which the insured received a payment for actual cash value or (ii) date of entry of a final order of a court of competent jurisdiction declaratory of the right of the insured to full replacement cost, whichever shall last occur.” | Va. Code §38.2-2119 B; 14VAC5-342-70 C.3 Checked 2026-10-09 |
| Storm claim | Separate wind/hail deductible allowed, capped | “Insurers may apply a special property deductible for the following causes of loss (i) wind, (ii) hail, or (iii) theft. No more than one deductible may be applied to a loss. The amount of any property deductible may not exceed 10% of the dwelling limit of coverage.” | 14VAC5-342-70 H Checked 2026-10-09 |
When hail hits Virginia
Across 17 Virginia counties the NOAA file holds 515 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 |
|---|---|---|
| Loudoun County | 64 | 3.0 in |
| Bedford County | 59 | 2.75 in |
| Fairfax County | 53 | 2.0 in |
| Pittsylvania County | 49 | 1.75 in |
| Chesterfield County | 47 | 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
- From January 1, 2027, a roof under 15 years old cannot be the sole reason for a refusal. Keep the install date, permit and receipts.
- If the insurer says the roof is too old, you can give written proof of its real age. If you have none, the insurer must allow an inspection you pay for.
- An inspector who finds five or more years of life left blocks a refusal based only on condition. Ask the inspector to state the years remaining in the report.
- Repairs matter. If the inspector lists damaged or deficient parts and you fix them, the insurer cannot refuse solely over those items.
- A termination notice should give 30 days, a specific reason and your 10-day right to ask the Commissioner to review. Count the days from the date on the notice.
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 my roof asphalt shingle, and does the 2027 roof-age rule apply to my policy? Please state it in writing.
- What roof age and condition do you use? Will you accept permits, receipts or an inspector's report as proof of the real age?
- Will you allow an inspection by a licensed home inspector or roofing contractor before you ask for a new roof?
- If an inspector lists repairs, how long do I have to complete them and what proof do you need?
- Is a higher deductible or a coverage cut on my renewal tied to documented risk of my property? Which facts?
- Does my notice show a termination date at least 30 days out, the specific reason, and my right to ask the Commissioner for review?
What we could not confirm
- Cosmetic damage: in 14VAC5-342-70, Va. Code §§ 38.2-2113, 38.2-2114 and 38.2-2127 we found no wording on cosmetic roof damage.
- Roof discounts or mitigation credits: in the Virginia Code and Administrative Code pages we opened we did not find a mandated discount.
- Roof payment schedules by age: in 14VAC5-342-10, -40 and -70 we did not find a rule on age-based roof payment schedules.
- The Bureau of Insurance site (scc.virginia.gov) refused connections from our server, so no bulletin from that site was read.
Sources, with dates
- Code of Virginia § 38.2-2114 (statute, accessed 2026-10-09)
- Code of Virginia § 38.2-2127 (statute, accessed 2026-10-09)
- 2026 Acts of Assembly, chapter 657 (statute, accessed 2026-10-09)
- 14VAC5-342-70 Loss settlement condition (rule, accessed 2026-10-09)
Last verified 2026-10-09. For a complaint or a question about your own policy, contact the Virginia State Corporation Commission, Bureau of Insurance.
Questions people ask
Does Virginia ban refusing coverage for an old roof?
Not for all roofs. From January 1, 2027, § 38.2-2114 K blocks refusal solely on age for an asphalt shingle roof under 15 years old and requires a chance to prove age or get an inspection.
What if my roof is over 15 years old?
The insurer must permit an inspection by an authorized inspector before it can require replacement. If the report shows five or more years of life left, refusal solely for condition is barred.
Can my insurer raise the deductible instead?
Deductible changes are allowed only at renewal. Under the new roof-age rule, a higher deductible must rest on documented risk of the property, not on dodging the rule.
How long do I have after a non-renewal notice?
The termination date must be at least 30 days after mailing. You have 10 days from receiving the notice to ask the Commissioner, in writing, to review it.
Related pages
- Virginia insurer claim deadlines
- FORTIFIED Roof incentives by state (no Virginia 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, Tennessee, Texas, Washington
Virginia 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 |
|---|---|---|---|
| Chesapeake | 1989 | 31.6% | How old are the roofs in Chesapeake |
| Harrisonburg | 1987 | 38.2% | How old are the roofs in Harrisonburg |
| Lynchburg | 1970 | 66.4% | How old are the roofs in Lynchburg |
| Newport News | 1979 | 50.8% | How old are the roofs in Newport News |
| Norfolk | 1964 | 67.8% | How old are the roofs in Norfolk |
| Richmond | 1959 | 71.5% | How old are the roofs in Richmond |
| Roanoke | 1959 | 76.8% | How old are the roofs in Roanoke |