How does roof age or depreciation affect my insurance payout?
Older roofs may be settled at depreciated value rather than replacement cost in BC. What that means in dollars, how wear exclusions apply, and what to check.
Quick answer
The older the roof, the smaller the cheque: a BC claims guide notes that older roofs may be settled at depreciated (actual cash) value rather than full replacement cost, and insurers commonly apply age schedules once a roof passes roughly 15 to 20 years. On a 2,000 sq ft two-storey home where replacement runs about $6,900 to $12,600 before GST in our pricing model, a depreciated settlement on a 20-year-old roof can leave you paying most of it. Age also decides whether damage is a covered storm event or excluded wear, so read the roof clause of your policy before you file.
- Older roofs in BC claims
- may be settled at depreciated value
- Asphalt replacement, 2,000 sq ft two-storey
- $6,900–$12,600 before GST
- Local asphalt lifespan seen by a Victoria contractor
- 15–22 years
- Moss and gradual wear
- generally treated as maintenance, not a covered loss
Next step: Tell us what you see; we'll suggest what a roofer should inspect.
Check My Roof ConditionKey facts
- Older roofs in BC claims
- may be settled at depreciated value
- Source: IM Roofs
- Asphalt replacement, 2,000 sq ft two-storey
- $6,900–$12,600 before GST
- Our pricing model (estimate)
- Local asphalt lifespan seen by a Victoria contractor
- 15–22 years
- Source: Shoreline Roofing (Victoria contractor)
- Moss and gradual wear
- generally treated as maintenance, not a covered loss
- Our estimate
- Emergency tarp / temporary cover
- $300–$800 before GST
- Our pricing model (estimate)
Greater Victoria context
Exposed sites are where this matters most. Cordova Bay bluff homes, Dallas Road in James Bay and the Sidney waterfront take the northeasterly and southeasterly storms head on, and a wind event that lifts shingles on a 22-year-old roof produces a claim where the adjuster's first question is the roof's age. Keep the invoice from the last re-roof; without it the adjuster estimates age from the shingles' condition, rarely in your favour.
In the shaded parts of Saanich and the Highlands the more common dispute is cause. A leak under moss-lifted shingles on a north slope may be called gradual deterioration rather than storm damage, and gradual damage is usually excluded regardless of the roof's age. A roofer's written note distinguishing wind-lifted tabs from moss-lifted ones, with photos taken the day after the storm, is the document that changes those conversations.
| Roof age | Common settlement basis | Illustrative payout | You pay |
|---|---|---|---|
| Under ~10 years | Replacement cost (less deductible) | About $10,000 less deductible | Deductible |
| ~10–15 years | Replacement cost, sometimes with a roof-specific deductible | About $10,000 less a larger deductible | Deductible (often higher for roofs) |
| ~15–20 years | Often depreciated / actual cash value | A fraction of replacement, by schedule | Deductible plus the depreciated share |
| 20+ years | Depreciated value, or roof excluded / wear excluded | Small, or nothing if damage is called wear | Most or all of the roof |
Illustration only. Age bands and schedules vary by insurer and policy; the $10,000 figure is a round replacement cost, not a quote. Check your own policy wording.
Replacement cost versus actual cash value
Replacement-cost coverage pays what it costs to put a new roof on, less your deductible. Actual cash value pays the same figure minus depreciation for age and wear, which on a roof near the end of its life can be most of the value. Many policies start on replacement cost and switch roofs to actual cash value past a stated age, or add a separate, higher roof deductible. Which one you have is written in the policy, and it is worth reading before a storm rather than after.
Age is judged from documents first and condition second. The invoice for your last re-roof, or the disclosure statement from when you bought, is the evidence that fixes the date.
Why old roofs get called 'wear' instead of 'damage'
Policies cover sudden events and exclude gradual deterioration. On a young roof, lifted shingles after a windstorm are plainly a sudden event. On a 20-year-old roof with brittle, curling shingles, the insurer may argue the storm only finished what age had started. Moss damage, granule loss, cracked pipe boots and slow leaks at flashings almost always fall on the excluded side.
That is why the roofer's report matters as much as the photos: a note that says 'wind-lifted laminate tabs on the south slope, adhesive strip intact elsewhere' describes an event; 'shingles at end of life' describes wear.
Ready to see your own number? Tell us what you see; we'll suggest what a roofer should inspect.
Check My Roof ConditionWhat to do before and after a claim
A few steps protect the payout whatever the roof's age.
- Find the roof clause now: settlement basis, age limit, roof deductible, and any wear exclusion
- Keep the last re-roof invoice and warranty with your insurance papers
- After a storm, photograph damage from the ground and inside the attic; do not go on the roof
- Get a temporary cover if water is coming in ($300–$800 in our model) and keep the receipt
- Ask the roofer for a written cause-of-damage note alongside the repair estimate
- Compare the likely payout with the deductible before filing; a small claim on an old roof may not be worth the record
Frequently asked questions
Should I claim storm roof damage on insurance in BC?
Does home insurance cover roof moss damage?
Is a 20-year-old roof too old?
Missing shingles after the storm, what should I do?
Sources
- Roof insurance claim BC — step by step — IM Roofs (contractor/commercial estimate), accessed 2026-09-10.
- Great Victoria Roofing pricing model (our estimate) — Great Victoria Roofing, accessed 2026-09-10.
- Metal roofing Victoria BC: cost, lifespan, is it worth it — Shoreline Roofing (Victoria contractor) (contractor/commercial estimate), accessed 2026-09-10.
- Asphalt Roofing Manufacturers Association — residential resources — ARMA, accessed 2026-09-10.
Full list with what each source supports: Sources · How we build estimates: Methodology
Last reviewed · Editorial team — reviewed against the sources listed on each page · Cost figures are estimates from our published pricing model, not quotations.
- Should You Claim Storm Roof Damage on Insurance in BC?Document first, repair second, claim only if the damage is sudden and the payout beats your deductible. Depreciation on older roofs and the BC claim steps.Read
- Roof Storm Damage in Greater Victoria: What to Do in the First 48 HoursAfter a Greater Victoria windstorm: how to check the roof from the ground, get a temporary cover before the next rain, document for insurance and repair costs.Read
- What Wind Damage Looks Like on a Roof, and Why Creased Shingles MatterCreased tabs, lifted ridge caps and missing rake shingles are the usual wind signs on Greater Victoria roofs. What to look for, urgency and repair ranges.Read
- Missing Shingles After a Storm: How Urgent Is It and What Will It Cost?Shingles in the yard after a windstorm? Why they blew off, whether one missing shingle matters, how fast to act and typical Greater Victoria repair ranges.Read
- How Long Does a Roof Last in Victoria, BC?Asphalt 20–30 years in our data but 15–22 by one local count; metal 40–60; cedar 25–40 if maintained. What shortens roof life in Greater Victoria.Read
- Should I buy a house with an old roof?Yes, if the price carries the roof. How Victoria inspectors judge an aging, mossy roof, the replacement figures to negotiate with, and when to walk away.Read
- Do asphalt shingles last less time in coastal BC?Yes, on shaded roofs: local figures put asphalt at 15–22 years, and it is moss and damp, not rain volume, doing the damage. What shortens shingle life here.Read
Take the next step with confidence
Tell us what you see; we'll suggest what a roofer should inspect.