My insurer says my roof is too old. What are my rights in California?

Can my insurer drop me because my roof is old?

Insurers set their own underwriting guidelines, and roof age and condition are part of them. Under current law, a nonrenewal notice must arrive at least 75 days before the policy expires and must give the specific reason, the insurer's consumer phone number and how to ask the California Department of Insurance to review it (Insurance Code 678, as quoted in SB 1301). SB 1301 itself says insurers may still take roof age into consideration.

What does SB 1301 change, and when?

SB 1301 was chaptered on September 27, 2026 (Chapter 693, Statutes of 2026). Most of it takes effect January 1, 2028:

What should I do if I get a roof letter now?

1. Read the reason. Is it age alone, or a specific defect such as missing shingles or worn flashing?
2. Call the insurer using the number on the notice and ask exactly what evidence or work would satisfy them, and by when.
3. Get a licensed roofer's written assessment with photos. If the roof has life left, that report may be what the insurer needs; if it's worn out, it's the start of a replacement plan.
4. Ask the Department of Insurance to review the decision if you're not satisfied (insurance.ca.gov, 800-927-4357).

What are my options if I'm nonrenewed?

The notice must point you to the California Department of Insurance's Home Insurance Finder, which lists agents and insurers by ZIP code. If the regular market won't cover you, the California FAIR Plan is the insurer of last resort; it provides basic property coverage that may not include liability, theft or water damage, so the state suggests pairing it with a Difference in Conditions (DIC) policy from a private insurer (SB 1301 notice text).

Does a new roof lower my premium?

It can help. The Department of Insurance's Safer from Wildfires program lists a Class A fire-rated roof among the mitigation steps insurers recognize with discounts. Ask your agent before you sign a roofing contract, and keep the permit, invoice and fire-rating documentation.

What's different in the East Bay?

The Oakland and Berkeley hills are among the Bay Area's best-known wildfire areas, so roof questions often come up during a wildfire underwriting review. A Class A roof is one of the mitigation steps in the state's Safer from Wildfires discount program.

Does insurance pay for a new roof?

Homeowners policies generally respond to sudden damage from a covered event, such as a windstorm or falling tree, rather than to a roof that has worn out with age. Document storm damage with photos and talk to your insurer before work starts. The CDI residential insurance guides explain claims in plain language. For storm claims on older roofs this winter, see El Niño roof damage and insurance.