Your agent asks how old the roof is. You count back. Twelve years? Fifteen? Then you start wondering what that number will cost you at renewal.
This page sticks to what the Texas Department of Insurance (TDI) has published, with dates. One thing up front: nobody can tell you what your insurer will decide. Not us, and not any roofer. What we can give you is a dated photo record of your roof’s condition. Right now, condition is the word that matters.
Two ways a policy can pay for a roof
TDI puts it simply: “some policies pay less based on the age and condition of your home (depreciation). This is called actual cash value coverage.” The other kind is replacement cost coverage. It pays the current price to replace what was damaged, minus your deductible.
TDI’s home insurance guide, updated June 1, 2026, works through a roof example. You bought a new roof 10 years ago. A new roof costs $10,000 now. Your deductible is $2,000.
| TDI’s example | Replacement cost | Actual cash value |
|---|---|---|
| Price of a new roof now | $10,000 | $10,000 |
| Value the policy uses | $10,000 | $7,000 |
| Your deductible | $2,000 | $2,000 |
| What the company pays | $8,000 | $5,000 |
Same roof, same loss, $3,000 less. That gap is depreciation. TDI says it’s based on age and condition. You can’t do a thing about age. Condition is a different story.
What Texas did in August and September 2026
On Aug 24, 2026, Governor Abbott directed TDI to act on property insurance. His directive included this line: “Prohibit insurers from refusing to write or renew residential property insurance policies based on the age of the property, including individual components such as the age of the roof.”
On Sept 29, 2026, TDI proposed a rule. Under the proposal, insurance companies “can’t decline or not renew a home insurance policy based on the age of a house or its roof.” They could still base decisions on “the physical conditions of the home or its components, such as roofing.” You can read it yourself in TDI’s Sept 29, 2026 news release.
Proposed is not the same as adopted
Look at that word again: proposed. The proposal would amend a Texas rule called 28 TAC §21.1006. A public hearing is set for Nov 3, 2026. TDI is taking comments until Nov 9, 2026. Until TDI adopts it, it’s a proposal, and the final version can change.
So if a neighbor tells you Texas already stopped roof-age non-renewals, that’s ahead of the facts. Don’t plan around it yet. Plan around the policy you have.
Condition still counts
Here’s the part that matters for your roof. If the rule is adopted, age alone wouldn’t be a reason to decline or non-renew a policy. Condition still would be. The proposal says so in plain words.
So the question shifts from how old your roof is to what shape it’s in. That’s a question photos can answer. A roof with curled edges and bald spots looks one way on camera. A roof that still bends without cracking and holds its granules looks another. We can’t tell you what your insurer will make of either one. We can put your roof’s condition on paper, with dates.
What to hand your agent
Start with a free roof inspection. Chris looks at the granules, tests how the shingles flex and checks the pipe boots, flashing and gutters. Every slope gets photographed. You get the pictures and a straight answer, and you decide what to share.
If your roof is a good candidate and you go ahead with roof rejuvenation, your folder gets three more things:
- Before and after photos of each slope, dated.
- Bright Green Roof’s written warranty terms: 5 years, transferable, that the treated shingle stays pliable and flexible.
- Your receipt, showing what was done and when.
Hand your agent whatever helps. Ask what they’d like to see. What the insurer does with it is the insurer’s call.
Questions to ask your agent
- Does my policy pay for the roof at replacement cost or actual cash value?
- If it’s actual cash value, how do you figure the roof’s depreciation?
- What’s my deductible, in dollars?
- Would dated photos of the roof’s condition help at renewal?
- If TDI adopts the proposed roof-age rule, what changes for my policy?
Write the answers down, with the date and the name of the person you spoke with. It takes a minute and saves an argument later.
When the honest answer is a new roof
Some roofs are past saving. Active leaks. Exposed mat. Hail bruising across the slopes. Soft decking. A treatment won’t fix any of that, and we won’t pretend it will. If the photos show a roof that’s done, Chris will tell you and point you to a roofer. That’s part of the Straight Answer Promise. Our guide to rejuvenation vs replacement shows how we make that call.
Selling soon? The same photos can help when a buyer asks about the roof. Here’s what to gather when selling your home with an older roof. The short version is on our page about whether insurers accept a treated roof: will my insurance accept a treated roof?
Want your roof’s condition on paper before your next renewal? Book the free assessment, or call or text (281) 466-7436.
Common questions
Is the roof-age rule in effect yet?
No. TDI proposed it on Sept 29, 2026. Comments are open until Nov 9, 2026. A proposed rule isn’t in force. It only takes effect if TDI adopts it, and the final version can differ from the draft. Until then, treat it as news, not protection.
Will treating my roof lower my insurance bill?
Nobody can promise that, and that includes us. Your insurer sets the price. A treatment does give you things to show. The roof bends instead of cracking. Bright Green Roof’s 5-year transferable warranty covers that flexibility. And you’ll have dated photos. Share them with your agent and ask if they make a difference for your policy.
How do I find out if my policy pays actual cash value on the roof?
Read your policy, or ask your agent one plain question: if my roof is replaced after a covered loss, do you pay replacement cost or actual cash value? Get the answer in writing. TDI’s own example shows why it matters. On a $10,000 roof with a $2,000 deductible, the payout was $8,000 one way and $5,000 the other.
Can I comment on the proposed rule?
Yes. TDI is taking comments until Nov 9, 2026. A public hearing is set for Nov 3, 2026. Start with TDI’s Sept 29, 2026 news release. If roof age has come up at your renewal, say so, with dates. Comment periods are there so the people a rule affects can be heard before it’s final.