Buying a Home With an Old Roof

This is risky because, beginning in 2025, insurance carriers started putting ACV Schedules on roofs that are 10 years-old and older. That means the depreciation is not recoverable.

WE DO NOT RECOMMEND THIS

Theoretically, you could buy a home and the next day a large hail storm could come through.  If the roof is 10 years-old then you pay 44% of the roof cost out-of-pocket.  That is on top of your deductible.  Here are the last 3 years of hail dates for North Platte, NE:

7/10/2023 – 2.75″ Hail

7/22/2033 – 1.75″ Hail (This is a CAT LOSS DATE)

5/14/2024 – 1/25″ Hail

5/23/2024 – 1.00″ Hail

5/14/026 – 1.75″ Hail

5/18/2025 – 1.00″ Hail

6/2/2025 – 1.00″ Hail

7/19/2025 – 1.75″ Hail

7/23/2025 – 1.50″ Hail

Vist some key insurance terms here.

Insurance companies are very focused on the age and type of roof that is on a property.  It is best practice to negotiate a new roof during purchase, or purchase a home that already has Impact Resistant shingles.