Before You Buy Roofing in 2026: Your Insurer May Pay Nothing on an Old Roof, and a Roofer's Deductible Offer Can Be a Crime

A storm hits. You call your insurer. You expect them to buy you a roof.

They may not.

The Texas Department of Insurance publishes a worked example. A $10,000 roof. A $4,000 deductible.

That table was last updated January 24, 2024.

The department values the roof at $8,500, $7,000 and $4,000 at those ages. That works out to a straight 3 percent a year. Our arithmetic. Other insurers use their own schedules.

On a 20-year-old roof, Texas regulators' own example pays $0.

The department's warning: as roofs age, some companies will switch to actual cash value. Check at each renewal. Also ask whether your wind and hail deductible differs from your regular one.

Its example is 2 percent of a $200,000 home, which is $4,000.

Triple-I, an industry group, says roofs over 20 years may need to pass an inspection at application. Some insurers may decline to write new policies.

It also says wind and hail were 42.5 percent of homeowners insurance losses in 2023. The average claim from 2019 to 2023 was $14,747. About 1 in 35 insured homes has a wind or hail claim.

At the calculator defaults, a 15-year-old roof on an actual cash value policy leaves you about $9,096 of an $11,325 job. With replacement cost it's $4,000. Our arithmetic.

For what your policy actually says, see the insurance guide.

Two sources. Two very different answers.

Fixr, a cost website, updated its figures on February 4, 2026:

Fixr's all-material average is about $10,000, with a typical range of $7,500 to $14,000. That's $4.75 a square foot, with a range of $3.75 to $11.

Its line items: tear-off and disposal average $50 per square, which is 100 square feet, and heavy materials run up to $150. Decking replacement is $2 to $8 per square foot. Permits are $100 to $500.

Now Zonda's 2025 Cost vs. Value report. Its asphalt shingle replacement has a job cost of $31,871 and a resale value of $21,501. That's 67.5 percent recouped, leaving $10,370 behind.

We couldn't open the report's table, so those numbers come from a search extract. We never found Zonda's roof size or material. Its job cost is 3.2 times Fixr's average. Our arithmetic.

Don't blend them. Compare written bids on the same scope.

Prices are moving. GAF's letter dated April 23, 2026 announced a 6 to 9 percent increase on all shingles and roofing accessories effective June 1. It cited raw material costs and transportation. A distributor page shows Owens Corning at about 6 to 9 percent and CertainTeed at about 10 percent from the same date.

Producer prices rose less. The Bureau of Labor Statistics index for prepared asphalt and tar roofing products was up 2.7 percent in September 2026 from a year earlier. Our arithmetic. That index measures manufacturers' prices, not what a roofer charges you.

NAHB says building materials overall rose 5.5 percent in September from a year earlier, the highest since December 2022. We couldn't confirm any tariff effect on roofing.

One federal point.

The IRS credit page covers property placed in service before December 31, 2025 and lists doors, windows, skylights and insulation. It lists no roofing.

The IRS also says ordinary roofing materials don't qualify for the solar credit. Only solar shingles and tiles do.

For financing: the Federal Reserve's August 2026 rate on 24-month bank personal loans was 11.90 percent, and credit cards were assessed 22.36 percent. Freddie Mac's 30-year mortgage average was 7.40 percent on October 15, 2026. If a loan is secured by your home, a Truth in Lending right to rescind applies in place of the Cooling-Off Rule.

You owe your deductible. A roofer who says otherwise is selling you something.

You owe the deductible. In several states, a roofer who says otherwise is breaking the law.

Here's what three states say:

• Texas. Insurance Code 707.002 says the insured pays any deductible. Business and Commerce Code 27.02(c) makes a seller's waiver or absorption of it a Class B misdemeanor. Contracts of $1,000 or more paid from insurance proceeds need a boldfaced notice. H.B. 2102 took effect September 1, 2019.
• Florida. Section 489.147 bars a contractor from offering a rebate, cash or waiver of any insurance deductible for a roof inspection or claim. Fines run up to $10,000 per violation. If the required notice is missing, you may void the contract within 10 days.
• Oklahoma. Since November 1, 2022, a roofer paid from insurance proceeds may not advertise or promise to pay the deductible. If one does, the insurer needn't consider that roofer's estimate.

A Texas law firm's commentary reads the Class B penalty as up to 180 days in jail and a $2,000 fine. It says a policyholder who knowingly submits a claim in violation, without promptly telling the insurer, can be liable too. That's a secondary source.

Two related traps.

Assignment of benefits. That's signing your claim rights over to the roofer. Florida bars it on policies issued on or after January 1, 2023. For policies issued July 1, 2019 to December 31, 2022, it's allowed only with strict terms.

A contractor acting as your adjuster. Florida bars it unless the contractor holds a public adjuster license. Texas says a public adjuster must hold a state license, charges a fee and can't repair your property or have conflicts of interest.

We found no enforcement case against a roofer alone with a date to cite. The statutes are what we have.

After a storm, crews canvass the street.

The FTC's September 2025 disaster page says unlicensed contractors and scammers often appear in recovery zones. If they want cash up front, walk away. Never sign your insurance check over to a contractor.

Pay by credit card or check. Not by wire, gift card, payment app, crypto or cash.

The FTC's home improvement page lists these red flags:

• Door-to-door sellers who say they're in the area
• Leftover materials at a discount
• Pressure to decide now
• Full payment up front
• Being asked to pull the permits yourself
• A lender they recommend

A free inspection that finds hail damage is often how the claim starts. Ask for photos. Have your own contractor or the adjuster confirm.

The Texas Department of Insurance suggests being present when the adjuster visits and bringing your contractor. It warns that permanent repairs before the adjuster sees the damage could lead to a denial.

The Cooling-Off Rule gives you three business days after a sale at your home. Roof tarping after a storm can be a real emergency. A full-replacement contract isn't one.

One case ties roofs to other sales.

On March 17, 2026 the New York attorney general sued Attyx and two lenders. The state alleges Attyx promised free or reduced-price solar systems and roof repairs while hiding lender fees in inflated prices. Those are allegations. See the solar panel guide.

The FTC announced a final rule on August 14, 2024 banning fake reviews and testimonials. A big roofer's five-star count still isn't an inspection.

A roof is a system. Two bids with the same shingle brand can be different purchases.

The scope should name:

• Tear-off to the deck
• Underlayment, drip edge and starter strip
• Flashing at walls, chimneys, skylights and valleys
• Vents and ridge
• Nails and cleanup
• Permits and haul-away

Ask for the decking price per sheet or per square foot. Fixr puts it at $2 to $8 per square foot. Worry if you hear we'll bill whatever we find.

Ask for a ventilation plan in writing. We couldn't open a government source on attic ventilation, so we're not quoting numbers.

A roof recover, which is a second layer, is limited by the model code.

We read the International Residential Code text through a search extract because the code body's page blocked us. It bars a recover where the roof has two or more layers of any covering, sits over slate or certain tile, or has a base that's water-soaked or deteriorated. Local adoption varies. A recover can also hide deck damage.

If you live in a storm state, look at FORTIFIED Roof, a voluntary standard from the Insurance Institute for Business and Home Safety. It calls for shingles tested to ASTM D3161 Class F or D7158 Class H. It adds a sealed deck, enhanced nailing, a wider drip edge and a starter strip.

The institute says insurers "offer discounts" and some sell add-on coverage that pays to upgrade to FORTIFIED when a covered loss forces a replacement. It lists state programs:

• Mississippi: discounts some as high as 55 percent of the wind portion
• Oklahoma: some as high as 42 percent of wind and hail premiums
• Louisiana: a deduction up to $5,000 or 50 percent
• South Carolina: a credit of the lesser of 25 percent or $1,000

The institute gives no price for a FORTIFIED upgrade. Confirm any discount with your insurer in writing.

If solar is in your future, tell the roofer. The Department of Energy advises replacing an old roof before going solar. See the solar panel guide.

An unpaid subcontractor can put a lien on your house even if you paid the roofer.

California's licensing board explains the clock. A subcontractor or supplier sends a preliminary notice within 20 days of starting work or delivering materials. A lien can be recorded within 90 days of completion. The consequences include paying twice or a forced sale.

The board's protections:

• Conditional and unconditional lien releases
• Joint checks
• A Notice of Completion

Florida requires a lien-law warning in capital letters in any direct residential contract over $2,500.

Deposits are limited in some states:

• California. Pay no more than 10 percent or $1,000, whichever is less. You get a 3-day right to cancel, or 5 if you're 65 or older.
• Florida. A contractor who takes more than 10 percent up front must apply for permits within 30 days and start work within 90 days of the permits. Violations are graded by the money received, from a misdemeanor under $1,000 to a first-degree felony at $200,000 or more. Failing to refund within 30 days of written demand can be presumed diversion.

Check the license yourself.

California requires one for work of $1,000 or more, and roofers must carry workers' compensation even without employees. A $25,000 bond has been required since January 1, 2023, but we saw that through a search extract. In Florida, a code starting with C means a certified contractor who may work statewide. An R means registered for certain areas only.

The FTC says to confirm the license with your state or county and ask for proof of insurance. It also says to hold the final payment until you're satisfied.

For how project money goes wrong, see the home improvement guide.

Roof warranties come in layers. One covers the shingle. One covers the system. One covers the crew's work.

We read the makers' terms through search extracts because GAF's page blocked us and Owens Corning's page needs scripts to render. Read the actual document for your job.

Owens Corning's wind rating is 130 mph on most pages we saw. One page notes a 160 mph warranty on Duration shingles effective August 1, 2026, but only with its system components. The pages conflict.

Lifetime covers the shingle. Labor is a separate line.

Ask for years, whether it's prorated, whether it's transferable, who pays the labor and which contractor tier it needs.

Worry if you hear lifetime with no document. Worry about a workmanship warranty under 5 years that isn't stated.

After tear-off, nothing goes back. The protection is the cancel window and the written scope.

The FTC Cooling-Off Rule. A sale made at your home for $25 or more can be cancelled until midnight of the third business day. The seller must give you two cancellation forms and a dated copy of the contract. The refund is due within 10 days.

The repair carve-out covers repairs to personal property you invited the seller to do. A roof isn't personal property.

A signed, dated, handwritten waiver is allowed for a real emergency. A full replacement doesn't qualify.

California gives 3 days, and 5 if you're 65 or older. Florida gives 10 days after a declared emergency, if the contract was signed within 180 days of the event.

If an insurance claim is involved, Texas sets clocks. The insurer must acknowledge a claim within 15 days. It must accept or deny within 15 business days of receiving what it needs, and pay within 5 business days after agreeing. A Texas windstorm association claim must be filed within one year.

Remedies after the work are your contract, the warranty, your state licensing board, your attorney general and small claims court.

Twelve lines. Each comes with the answer that should worry you.

1. License, insurance and bond, checked yourself. Bad answer: we don't need a license, or a card with no certificate of insurance.
2. How the insurance claim is handled. Ask whether they'll collect your full deductible. Bad answer: free roof, we cover your deductible, or sign this and we handle the claim.
3. A written scope beyond shingles. Bad answer: shingles and labor, $X.
4. The decking price in advance. Bad answer: we'll bill whatever we find.
5. Permits and inspections. Bad answer: you pull the permit.
6. The payment schedule and deposit. Bad answer: half up front, cash only, or a card refused.
7. Lien protection. Subcontractor list and releases with each payment. Bad answer: I pay my people, don't worry.
8. The warranty in writing. Manufacturer, workmanship and contractor tier. Bad answer: lifetime with no document.
9. Wind and hail ratings. Bad answer: no rating given, or nails unspecified.
10. An attic ventilation plan. Bad answer: vents are fine, without anyone looking.
11. What your policy will pay. Ask your agent about the roof clause, the age schedule and the wind and hail deductible. Bad answer: signing before reading the roof clause.
12. Tear-off or overlay. Ask how many layers exist. Bad answer: just go over it with two layers.

Six rules. Each one comes from the numbers and laws above.

We read the FTC, the IRS, the Federal Reserve, the Bureau of Labor Statistics and Freddie Mac. We read the Texas Department of Insurance, the Florida and Oklahoma legislatures and California's contractors board. We checked them on October 20, 2026. Fixr, Zonda, Triple-I and NAHB are industry sources. So are the makers' own pages. We say so where we use them.

The building code, GAF and Owens Corning pages blocked us. Where we read their content through summaries, the guide says so.

Nothing here is legal, insurance or financial advice.

The pages we used:

• The Texas Department of Insurance on replacement cost and actual cash value
• The Texas Department of Insurance on your roof
• The Texas Department of Insurance claims guide
• Texas Business and Commerce Code 27.02
• Texas Insurance Code 707.002
• Florida Statute 489.147
• Florida Statute 627.7152
• Florida Statute 489.126
• Florida Statute 713.015
• Oklahoma H.B. 1940
• California's contractors board brochure
• California's guide to mechanics liens
• Florida's construction licensing board
• The FTC on avoiding a home improvement scam
• The FTC on scams after weather emergencies
• The FTC Cooling-Off Rule guidance
• 16 CFR 429.0
• The FTC's fake review rule
• The New York attorney general on Attyx
• The IRS on the home improvement credit
• IRS Fact Sheet FS-2025-01
• Fixr on roof replacement costs
• Zonda's 2025 Cost vs. Value report
• GAF's price increase letter
• Universal Supply's June 2026 update
• The Bureau of Labor Statistics roofing price index
• NAHB on building material prices
• Triple-I on how your roof affects insurance
• Triple-I homeowners insurance statistics
• FORTIFIED Roof
• FORTIFIED incentives
• CertainTeed's residential warranties
• GAF's warranty guide
• Owens Corning Duration shingles
• Freddie Mac's mortgage survey
• The Federal Reserve's consumer credit release

What we couldn't confirm:

• Zonda's roof size and material behind its $31,871 figure, and any 2026 edition
• GAF's and Owens Corning's warranty terms from their own pages
• The building code's exact text, wind speeds for shingle tests and hail impact classes
• A government source on attic ventilation
• Any tariff effect on roofing prices
• A national share of roofs that need decking replaced
• A roofing-only enforcement case with a date
• The final status of Oklahoma's 2025 contractor registration bill
• California's $25,000 bond from the board's own page

This guide is part of our series on what people research before they buy.