Do any of y'all have metal roofs and can provide any input?

My roof is a Decra tile - Stone coated Steel - metal with granules that looks like a tile roof and not a flat metal roof. So no cosmetic dings. It has the highest hail and fire rating.

www.decra.com

I keep getting very high quotes because it is over 10 years old but it is slated to last ~50 years.

I'm thinking I need to try and talk to an agent who isn't a broker and may have some contacts within their company as every company's algorithm is screwing me. I know this is doubtful.

I live in the Houston area and all my neighbors recently got new roofs from hail damage and of course, I didn't need a new roof. I know my costs are going up to pay for their new roofs, but when I get an agent to adjust the roof date in their system it dramatically swings my rate.

Anybody know an insurance company who takes into consideration roofs likes mine?

Try to exclude cosmetic damage - might help you

How much was your roof if you don't mind me asking? Square feet of home? Thanks

I didn't put on the roof, but I would guess it would be 55K-65K? Home in 2850Sq ft.

Cena05: Make sure you know what you are getting and not getting with your policy. Like someone else said, get quotes with and without the cosmetic damage exclusion. I had to file cases last week for two different clients who had policies with cosmetic damage exclusions and the insurance companies denied their hail claims (much more than cosmetic damage). If your roof gets damaged beyond cosmetic damage - which happens much more often than the insurance company and their adjusters will admit - you will likely have to fight to get coverage. This often happens even when the metal roof is not functioning as a roofing system to keep out the elements (structural not cosmetic damage).

Thanks. Since it is not a flat panel metal roof, I don't think I am as concerned with cosmetic damage, but I am sure it is still a possibility. If you click the link above you will see an example of what the roof looks like, as I have the Villa Tile.

You might see if you can get it classified as tile as this product (IMO) is more in that vein than it is typical standing seam metal roofs, which many carriers are averse to.

In addition to the cosmetic exclusion you may see if there is an option for a Roof Surface Replacement/Settlement schedule, an endorsement that reduces the percentage of the roof replacement cost that will be paid as the roof ages. For tile and metal roofs, the schedule is much longer than asphalt shingles which will typically exclude altogether by 15 years or go to 50%, so just be sure you review the schedule and you're comfortable with it.

If you have this type of roof, would guess the house is on the higher end side, you're likely to have more success working with a broker who works with higher value homes. You can run into dwelling value minimums though with those carriers, and minimum thresholds have been a moving target. Thinking Cincinnati, Hartford, Chubb will be expensive, maybe Vault, Foremost Select...I don't work in the space everyday anymore, will have more options if home is north of $3M.

Thanks for the input. Home isn't near the $1MM mark. I actually asked Chatpgt and it gave me some good input. I was reminded about the simple logic that my roof is more expensive and would cost more to replace given an unlikely replacement. I still don't like the fact that I seem to be lumped into the 10-year asphalt roof timeline, but I'll use this guidance as it gives more talking points to bring up.

So the type of roof, in most cases, doesn't matter when it comes to the age requirements for insurance companies. Its a flaw in their system the fact that they have flat guidelines for the age of the roof. Meaning when they rate an age of the roof it doesn't take into account whether its a 50 year roof or cheapest shingles you can get.

Now the type of roof does factor into the rate whether its 3-tab shingle, metal, tile, etc but when it comes to the age thats a different story.

All that being said every company has different guidelines on how they rate and underwrite the age of a roof. So where one company might switch to Actual Cash Value after 10 years another company might not allow anything over 10 years all together. Just varies.

More than happy to run some quotes for you if interested, I own an Independent Agency in Ausitn.

Matt@Dimitexas.com

Yea, your first paragraph was the reason in writing this post as that is what I suspected. Thanks for the clarification.

You're just going to have to research a bunch and get one that will write for you. I'm partnered with several agents for various carriers. I met up with a few today and had conversations about this very thing. Every carrier has different requirements and there is no changing those guidelines. Some don't write policies for 3 tab or any roofing products over 10 years if it's not metal. One did allow for leniency for long term customers or customer that have multiple properties or products. It just all depends. Every agent ive worked with recently has used similar verbiage in that roofing is starting to be treated like a maintenance item. It's like tires on a truck. It's the #1 loss for a carrier in any given year. I have a stack of pricing increases from my suppliers and manufacturers for 6-25% going into effect this month. The carriers have no choice but to change how it's done.

To your concern, you are right, your Decra is fine and should be covered without much fuss. There should be a couple of carriers that will do it but I can't say how much they'll charge for it. That sucks. Shouldn't be that way for metal.

Thanks again for all the replies.

If you don't get what you need, shoot me an email and Ill send you a couple of insurance agents I spoke to just this past week. Maybe they can get you set up, I don't know, but worth a shot.

We have an armadura metal roof, also tiles/shingles. We had State Farm when we got it, they jacked our rates up. Then we switched to safeco. State Farm came back and couple of years later and said they fixed their pricing. They were almost $1500 less a year. It's who we currently have. We don't have cosmetic coverage but that's fine.

cena05 said:

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Do any of y'all have metal roofs and can provide any input?

My roof is a Decra tile - Stone coated Steel - metal with granules that looks like a tile roof and not a flat metal roof. So no cosmetic dings. It has the highest hail and fire rating.

www.decra.com

I keep getting very high quotes because it is over 10 years old but it is slated to last ~50 years.

I'm thinking I need to try and talk to an agent who isn't a broker and may have some contacts within their company as every company's algorithm is screwing me. I know this is doubtful.

I live in the Houston area and all my neighbors recently got new roofs from hail damage and of course, I didn't need a new roof. I know my costs are going up to pay for their new roofs, but when I get an agent to adjust the roof date in their system it dramatically swings my rate.

Anybody know an insurance company who takes into consideration roofs likes mine?

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This is the same complaint my insurance broker has with "40 year" hail proof roofs, 10 years old you are fooked.