Aging Roofs and Insurance Risk: Why Partial Repairs Aren't Always Enough

When it comes to roofing, insurance companies evaluate the overall condition and age of the entire roof system—not just recently repaired or replaced sections. While replacing damaged portions can help extend a roof's service life, older roof components still present a significant risk and can impact insurance coverage decisions. Deferred maintenance, patch repairs, and partial replacements may not provide the same protection as a complete roof replacement when age-related deterioration becomes a factor. Property owners should proactively maintain and update aging roofing systems to reduce risk, preserve insurability, and avoid costly claim disputes in the future.

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The Aging Process: Lessons for Both Buildings and Bodies

“Live your life and forget your age!”

 Norman Vincent Peale

What an amazing adage to the golden years of life when you hope to reach retirement, take your ease, and enjoy the final chapters of your life.  For many, though, the reality is far different than the dream.  Age and aging as a process all too often is in direct relationship to health issues and new limitations of our bodies.  Vitality and energy fades, new chronic illnesses often develop, and late onset organ failure and disease become more common.  While any of these things may happen at a time when least expected, it is far more acceptable if you deal with these issues at an advanced age. 

One example of this type of age-related risk is in looking at overall health.  I have a sister who is dealing with knee replacement issues and because she is considered relatively young, there are some steps that are being taken to prepare her for the surgical procedure she needs. My mother, on the other hand, is dealing with some of the very same knee issues and has been directed toward shots and movement/exercise to deal with her issue.  What is the difference?  The difference is AGE.  It is widely expected that my mother would not see the full advantage of extended knee life at 80-plus years of age.  My sister, on the other hand, could get the full advantage of a knee replacement that will last 20-25 years.  In this situation, AGE does make a difference with medical professionals. 

Another factor in replacement of an organ is overall health.  My sister may take full advantage of a knee replacement, but how would the knee replacement affect a kidney transplant ten years down the road if such a need arises?  In all likeliness, my sister’s knee replacement would not be a deciding factor in her overall health with relation to whether she is a good candidate for a kidney.  Usually, factors such as chronic high blood pressure, diabetes, heart disease, and other risk factors would determine the viability and eligibility for organ replacement.  In this instance, a relatively new knee does not revitalize and remove age factors for everything else. 

In much the same way as medical risks are assessed, insurance companies assess the overall health of your building, and specifically your roof.  Especially when looking at Commercial Buildings, there may be sections of roof that are added at various times.  If the materials are different, the aging process may also be different.  Metal roofing typically has a longer life on a structure than a roof consisting of Asphalt Shingles.  With that in mind, if you have your shingled roof replaced within the five-to-ten-year timeframe, but your metal roof is older than 30 years, your insurance company may elect to exclude coverage on the entire roof based on the oldest part of the roof.  Although it is helpful and positive to have the shingles replaced as needed, the company is looking at the overall risk of the roof needing another repair that may involve the older portion of the roof simply because of age.  In other words, just as a new knee does not equal a new heart, one portion of the roof being replaced does not meet the criteria of a full roof replacement. 

This concept is also true if you elect to “patch” and “repair” spots on your roof rather than to make full replacement because of budgeting and cost concerns.  Making patch repairs when being paid based on replacement is one way the insurance carrier can hold you accountable for using your claims funds responsibly.  This concept of not using claim benefits properly is one reason that insurers now require a copy of your invoice to pay the full amount of the loss.  It is not lawful to file a claim for the same damage, and the insurance company is not required to pay for existing damage that was never repaired.  This constitutes an act of fraud against the insurance carrier.

Please be aware of the pitfalls of deferred maintenance where you may put off necessary updates to your roof or roofing materials.  While many churches and non-profit organizations try to balance budgets and costs, putting off necessary maintenance is not worth it when it comes to claim situations.  Another fact of reality is that once something begins to age there is no going back.  It may be “shored up” or “patched up”, but it is never the same unless it is replaced with new.  Here’s to everyone dealing with the years of the aging process, both in your physical bodies and in your physical buildings!

Check out the following article from Brotherhood Mutual on maintenance considerations:

https://www.brotherhoodmutual.com/safety-library/deferred-maintenance