8 min read
Jan 14, 2024
Last reviewed: February 13, 2026
By: High-Risk Insurance Specialist
Roof non-renewals are one of the most common paths into lender-placed insurance. When a policy ends and no replacement is active on the expiration date, servicers may add lender-placed coverage and bill your escrow—often causing a sudden payment jump.
Why roof age matters
Roofs drive major claim costs. Many carriers use roof-age guidelines to decide eligibility, especially in wind, hail, or severe weather areas.
Common “high-risk” age ranges (varies by carrier/state)
Shingle roofs: often reviewed closely around 15–20 years
Tile/metal roofs: often reviewed around 20–30 years
High-wind regions: underwriting may be stricter
What to do before your policy expires
Get a roof condition report: Photos + written findings from a licensed roofer.
Fix critical items: Missing shingles, flashing, sealing issues—keep receipts.
Shop replacement coverage early: Don’t wait until the last week.
Use specialty options if needed: E&S lines or FAIR Plan.
After you bind replacement coverage
Send the declarations page to your servicer.
Confirm the mortgagee clause matches exactly.
Request cancellation and ask when escrow credit will post.
Next step: Start Your Exit Plan.
Quick FAQ
Will replacing my roof help me return to standard insurance?
Often, yes. A new roof can reopen eligibility and improve pricing, depending on the market and your location.
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A Simple Exit Plan That Often Works
Once you understand how you arrived at force placed coverage, the next goal is usually to replace it and restore full protection.
01
Secure New Coverage
Shop for a policy that fits your specific situation, whether through standard insurers or high-risk "excess and surplus" markets.
Ensure your new coverage restores the personal property and liability protection that force-placed policies often omit, and verify that dwelling limits are based on replacement cost rather than just your loan balance.
02
Submit Proof
To cancel the lender’s policy, you must provide a complete proof of insurance package.
This typically includes a full declarations page and the servicer's specific mortgagee clause—including your loan number—to prove your coverage meets the minimum requirements of your mortgage contract.
03
Confirm Cancellation
Once your servicer accepts the proof, they will typically cancel the force-placed policy and issue a pro-rated refund to your escrow account.
Monitor your account to ensure the refund is applied and that your monthly mortgage payment is recalculated to reflect the lower insurance costs.