What’s Pennsylvania’s Most Common Homeowners’ Insurance Issue?

When it comes to homeowners’ insurance, what issue do Realtors® in Pennsylvania see the most? 

“Roofs!” says Todd Van Horn, a member of the Realtors® Association of Metropolitan Pittsburgh.  

“Roofs,” seconds Barbara Bolls, another member of RAMP. “A common issue I see is roofs 15 years or older being required to be replaced solely based on age.” 

Van Horn offers further explanation on why this requirement raises issues with many insurance companies across the state. 

“In Pennsylvania, the ’15-year mark’ is the new threshold for insurance scrutiny,” he says. “Once a roof hits this age, insurance carriers often demand a professional certification just to maintain coverage. For standard asphalt shingles, the 20-year milestone is even harsher. Many insurers will outright deny coverage or downgrade your policy from the Replacement Cost Value to Actual Cash Value.” 

“For example, RCV pays to replace your roof at today’s prices, while ACV only pays what your old, worn roof is worth at the time of the loss. Despite the ’30-year’ label on many shingle products, sellers are frequently blindsided by these new, stricter limits.” 

“Conversely, metal or tile roofs enjoy much more leniency, with full coverage often extending 30 to 50 years,” Van Horn adds.  

“A roof that is 15 years old or older in Pennsylvania can affect home insurance eligibility and cost,” says Insurance Cost Guide. “Insurers consider roof age and condition because older roofs are more likely to sustain damage from wind or hail.” 

Homeowners with these older roofs may face challenges when insurers require an inspection, apply a surcharge or restrict coverage until the roof is updated. Homeowners should review their policy details, inspect their roofs regularly and explore repair/replacement options to maintain adequate coverage and avoid potential claim issues.