Insurance company requiring new roof
 

We received a letter today from the Villages Insurance stating that our roof needs to be replaced due to “wear and tear with granular loss.” The carrier is Cabrillo Coastal.

The roof is 17 years old. Last fall, I had the roof inspected by a local roofing company whose representative stated the the roof was in good shape and had an additional 2-3 years of life.

I plan on calling the Villages Insurance tomorrow, but I’m wondering if anyone has experienced something similar and how you handled it.

It sounds like it is time for a new roof. I don't think you have much choice. If the company who inspected your roof last fall was someone who knocked on your door unsolicited, don't hire them. McGinnis is a good company, but you should get at least two quotes from licensed roofers. And, whoever you hire, don't pay any money in advance.

Yes. Actually the reason I had the roof inspected last fall was because I was being solicited for a free roof inspection by a company based in Orlando. The rep didn’t seem like the most ethical person so I decided to contact someone on my own to do the inspection. Thanks for the information.

Seems legit. A friend recently bought a home in a development in Brevard county and they had 2 insurance companies refuse insurance unless they replaced their 15 yr old roof. They found one that did not require replacement but their rates were over 2x the one that did.

I think most co's like the roof to be replaced at 15 years. You might try showing them your report and ask for a renewal and you will get the roof replace for the following year renewal.

I have never heard of something like that. are they really going around and telling people to replace your roof, or else no insurance?

In our neighborhood several homes sold required a new roof before the new owners could get insurance. Home insurance companies want to protect their investment, and an old roof can cause major damage inside the home if it fails during a storm...especially if the roof is the old 3 tab shingle. New shingles are much better at withstanding storms. And, if you're a homeowner, why wouldn't you want to protect your inside home also? The same logic for replacing a worn roof is the same as replacing those worn tires on your car...sure you might get another 5K miles, but is it worth the risk?

I'd rather pay a monthly bond payment than have to put a new roof on or replace the AC

I had exactly the same last year with Carrillo. We live in the U.K. so felt unable to faff about & had a new roof in June 2020 done by ‘The Roof Guys’ who were great to work with. The roof was 13 yrs old. Had we been permanent in TV I would’ve probably just had a company inspect & repair any ‘loose or lifting tiles’ but being so far away it was a real worry, so decided to just go for the new roof.

My insurance rate went up 25% because of the storm damage in the area and all the roofs that were being replaced even though I didn’t buy into the roof scam. My roof is 13 years old!

Big brother is watching.

Unless or until you have a problem with your roof it’s nobody’s business to tell you that it needs to be replaced. That said several insurance companies will not ensure a roof that is over a certain age. But if you already have this company then they don’t drop you because of it. Also I’m sure they did not offer to pay for it? I got mine replaced as it was 20 years old but it was because of a wind storm that came through and did damage. My insurance did not pay for the whole roof but ended up paying for like half of it. I don’t get any of my insurance through the villages.

I have had several insurance companies tell me they won’t insure a home after about 15-17 years. It is indeed the business of your insurance company to weigh their liabilities. A roof in Florida is good for about 15-17 years. I have had to replace roofs many times on many homes because insurance companies won’t continue insurance. You have no choice except wait for a hurricane and put in a claim or replace the roof and have insurance.

Insurance Mandating New Roof
 

This does happen. We were with Villages insurance, they almost doubled our premium and stated they wanted the roof replaced to continue coverage. Some are blaming the roofers that are replacing roofs with storm damage running claims numbers up. We chose to insure with another company.

When we sold the property in July 2020, the purchaser had to sign a waiver at closing acknowledging that the roof was 12 yrs old and would need replacement in a few years.

Cabrillo did the same thing to us last year. We tried 8 different insurance companies and got the same answer, NO, because the roof was to old. Apparently, they go to local authority to see when last building permit was taken to replace the roof. The only company that would give us insurance was USAA, at twice the cost we previously paid. We had Batterbee Roofing come out to inspect our roof and they found no problems with it other than it was old, meaning no insurance claim and we had to pay for a new roof ourselves. I think the insurance companies are getting wise to all the roofs they have been paying for the last two years. Good luck

Abuse of laws unfair to insurance companies
 

I don't know all the details and angles, but I hear there is rampant "scams" involving roofing companies encouraging home owners to claim wind damage when it's really simply roof age, and then legally forcing the insurance company to pay for a whole new roof, something like that. Then insurance companies stop selling insurance, naturally. Sounds like a pretty botched law. Trial lawyers involved who hold sway in the state legislature.

When will the Villages allow metal roofs? You do one roof and it will last you your lifetime.

I think they do allow some types of metal roofing. I would ask ARC about it..

Expertise with Rubber Roofs?
 

Speaking of roofs, I'm in a similar situation and have a rubber roof. It's old, but I think it's just "worn around the edges".

One roofing company heard I had a rubber roof and said, "We don't deal with those. We can't help you." Then I suggested, "How about replacing with shingles?" ... "Oh sure, we can help you with that."

All my roofing estimates have said "new roof with shingles". But are they just saying that because I have a rubber roof, which they don't have expertise with?

Does anyone know of a roofing company that has experience repairing rubber roofs?

Thanks in advance.

I like that idea!

The Villages prohibits metal roofs?

Because a new roof cost 10 to 15,000 and I guarantee you almost all the roofs that were put on were 20 or 25 year warranties

I just went through a customer service nightmare with Villages Insurance similar situation - ended up getting a new roof from McGinnis Construction and insurance from State Farm. VI just was not help at all, seemed like they just were not interested in our business anymore after 13 years with them

You are the 3rd homeowner to complain about this. This must be something new with insurance companies. This is happening in Florida and Virginia.. it seems the insurance companies are forcing to get new roofs iif old or get inspection to prove they are ok. I’m not sure of all the guide lines, but if you don’t replace your roof it could mean. Canceling your policy or paying a higher premium.

The 25 year roof warranties are provided by the shingle manufacturer, not the builder or the roofer who installs the roof. In my opinion, the warranty is just a selling point and a sales gimmick to market the shingles.

This is not unusual in Florida. I have lived here for 32 years and have owned multiple homes, mostly rentals. Currently I have an insurance company sending in an inspection crew to do a roof inspection on one of my rentals in Brevard County. If I were to refuse them access then they would cancel me immediately. The insurance company is paying for the inspection. I am not worried because I replaced that roof about five years ago and I know it’s in good shape. On other homes where the roof was getting to about 15 years old I hired my own inspector before the insurance company did it for me. Seen as I was paying the inspector then it was his job to say the roof the plumbing and the electric were in good shape. But I agree with the other people on this thread. If your roof is 17 years old it needs to be replaced. That’s just how things are in Florida I’m afraid. Every time a hurricane blows through insurance companies end up buying a lot of roofs and they don’t like that. In 2004 there was a series of hurricanes that caused a great deal of damage in Florida. At that time the major insurance carriers try to cancel all homeowners insurance in Florida. Our governor at the time got a lot of legislation passed quickly that did not allow the insurance companies to do this. We are somewhat at their mercy but it’s not too bad in the villages. The coastal counties have a much harder time with purchasing and retaining insurance on their homes.

Change insurance companies. You’ll be surprised that your probably over paying. Insurance company just trying to get off the hook should your roof need to be replaced from a storm.

Paying a deposit in advance is standard procedure.

The ins. company would make their assessment before approving the repair.

Not true. I would never pay a deposit to a roofer or any contractor in advance. McGinnis recently installed a new roof on a friend's house, and they completed the entire project before asking for any money.

In some cases, it may be appropriate to pay for a custom item that a contractor needs to order. In that case, I would only pay the deposit with a credit card with a guaranteed delivery within 60 days, so that I could dispute the credit card charge. If the contractor would not accept the credit card, I would find another contractor.

FYI the price for this application of "Roof-Maxx" is $2000.00 Said to last about 5 years.

Quite common in Fla.

Same thing happened to me! You have no recourse . I had to pay to get a new roof on my villa. To add insult to I justly my policy has gone up too. This is all because many folks in TV claimed roof damage thru insurance. Now we who didn’t are getting the fall out.

What party has majority in state legislature?

So what happens if you pay extra for a 30, 40, 50, year shingle? Can they (insurance company) make you replace it? If so it would make people want to go go for a cheaper shingle?

Of course it is not my house or my wallet. Both are saying the same thing. Roof is 17 years old, has an additional 2-3 years of life. Obviously there is no date code on jan of 2024 your roof will fail. The insurance company says it will fail shortly we do not want to accept the risk for water damage.

I have a friend, in Florida, not the villages, who unlike me thinks like an accountant. He is aggressively putting money into an account, a pile to pay for the roof he will need in a year or three. Our homes are mostly ranch style a large roof for the square footage.
His home about the same as mine. A roof he figures is 25,000-OUCH.

We had a roof done on our previous home. Just beware of who you hire. I've read people saying it can be done for less than what Home Depo or Lowes will charge.
Reminder not in Florida so names do not matter.

I knew a friend? had just had a roof done. He highly recommended the people who did his roof. I contacted his guy. The estimate was higher than Home Depo or Lowes.
The work was TERRIBLE. We had leaks that damaged our plaster and paint etc.
They patched the leaks refused to fix the damage. After the job was done, we got a memo that if we recommend them to anyone and they book the job WE WILL GET A CHECK FOR ???? I THINK IT WAS ABOUT $500. My friend? he disappeared.

My point is beware. To do a roof they will remove the old roof. You are exposed.
If they then tell you the underlayment, plywood, today more likely chipboard need to be replaced and it will cost you another $$$$$$ you are not in a position to shop for a better price and they know it.

Yes, reputable companies like McGinnis won't ask for a deposit, but in Florida the law states that the roofer puts a lien on your house until the job is finished, inspected and paid in full. If you have an insurance claim, they will wait for that final check. Could be two extra weeks. You must sign that agreement, acknowleging you understand a lien goes on before the work is started. Suppose to protect both the roofer AND the homeowner. McGinnis is easy to deal with. Lien release was fast. Watch out for many of the Orlando roofers. They quote low, but then find "hidden damage" under the shingles. Guess what?

Skip

I have 42 yrs. experience in the business in Cen. Fla. Unless damaged by hail or some other severe weather, 3-tab shingles are considered to be a 25 yr. product and architecturals, 30 yrs. Shingle mfrs. warranty that - on a prorated basis, in their written warranties. Why would they do that if their products won't actually last that long? Some granule loss is not an indicator of impending failure. I have been on - or actually worked on, in excess of 10,000 roofs. You need an inspection report from an honest roofing company.

Like most warranties they are a gotchya. For roofing the shingles are half or so the cost of the job. To collect on a warranty, if, you do not use the company who makes the shingles to install it and their is a leak or a failure, the manufacturer will likely blame the installer. The installer, IF HE IS STILL IN BUSINESS, in the real world, it is highly unlikely, they would be, will blame the shingle manufacturer. Any warranty covers the shingles not the labor which is about half the cost. As to 30, 40 50 year roofs. They actually do exist
but you would not get such a warranty. A real tile roof can last that long. Most would not be willing to pay the cost and our homes are not designed to support the weight.

American Integrity tried almost doubling rates on us (there was no storm, BTW), so we changed insurance companies. TV homeowners insurance broker was no help, so we went with Farmers (Bumpa Dum Bum BumBumBum).

(a) I know of no roofing product which contains "rubber". (b) if it is white, it is likely one or the other of the many single ply materials. Some are poor quality, but most are very high quality. (c) if it is Modified Bitumen, that is also a high quality - 20 yrs.+ product. There is a minimum pitch criteria for shingles installation.