Can My Insurer Drop Me Just Because My Roof Is Old?

Short answer: Today, an insurer can still decide not to renew your California home policy because of roof age, as long as it follows the notice rules. Starting January 1, 2028, under SB 1301 (Chapter 693, Statutes of 2026), an insurer can't refuse to issue or renew a policy solely because of your roof's age if you get and pay for an independent roof inspection showing at least five years of useful roof life left. The law says insurers can still consider roof age; it only bars decisions based solely on roof age when you have a qualifying inspection. So yes, an independent inspection can help.

This article is general information, not legal or insurance advice. Talk to your insurer, agent, or the California Department of Insurance about your own policy.

What SB 1301 is

SB 1301, by Senator Ben Allen, was signed into law on September 27, 2026. It was chaptered the same day as Chapter 693, Statutes of 2026. It rewrites how home insurers in California handle nonrenewals. Almost none of it takes effect until January 1, 2028, so policies that renew before then follow today's rules.

What changes, and when

Starting January 1, 2028:

  • Roof age alone isn't enough. An insurer can't refuse to issue or renew a policy, or decide you're ineligible, based only on roof age, if you get and pay for an independent inspection confirming at least five years of useful life left. The insurer may still consider roof age. The law doesn't spell out who counts as an "independent" inspector, so ask your insurer what report it will accept.
  • More notice. A nonrenewal notice must reach you at least 90 days before your policy ends. Today it's 75 days. If the insurer misses that, your current policy stays in effect for 90 days from the date the notice is delivered.
  • A chance to fix things. If the insurer finds a problem you can fix, it has to tell you at least 120 days before the policy ends, explain what change or information would qualify you for renewal, and give you at least 90 days to take care of it.
  • Clear reasons and evidence. If the insurer won't renew, it must give you a detailed, plain-language explanation and any non-aerial photos it relied on. If you ask, it must send any property inspection findings or reports it relied on within 15 days.
  • Other protections. Insurers can't refuse to renew based only on certain claims, or on the fact that you asked a question about your policy.

What to do now, before 2028

You don't have to wait until 2028 to get ready:

  1. Know your roof's age and keep the paperwork. Find your last re-roof permit, contract, and invoice. Having the dates and documents on hand makes it easier to answer questions about your roof.
  2. Read your renewal paperwork. Check your declarations page and endorsements. Look for anything that mentions your roof, and ask your agent if something isn't clear.
  3. Ask your agent what they look at. Ask what age or condition would cause problems and what documents would help.
  4. Get the roof looked at before a notice shows up. A professional inspection with photos tells you if you're looking at minor repairs or a roof near the end of its life. You'll have time to plan instead of rushing.
  5. If you get a notice, act fast. Check the date and the reason. If something's missing or unclear, call your insurer first, then the California Department of Insurance at insurance.ca.gov or 1-800-927-4357.

How a ONE roof inspection fits in

At One Nation Energy (ONE) in Visalia, our family has been licensed since 1951 (CSLB #746319). We look at the roof as part of every solar and Tesla Powerwall project, because panels should go on a roof that will last as long as they do.

Here's how it works:

  • Roof review is part of the project. Before we design a solar or Home Backup system, we check the roof's condition and take photos.
  • If the roof needs work, we plan it in. When a roof needs repair or replacement, we handle it as part of your solar project. That keeps the whole job with one team. Note: we don't offer standalone roofing. Roofing is only part of a solar or roof-and-solar project.
  • You get documentation. Photos, permits, and project records you can share with your insurer or agent if they ask about your roof.

Thinking about solar plus a Tesla Powerwall anyway? It's a good time to make sure the roof under it is ready for the years ahead.

One thing to keep in mind: SB 1301 doesn't define what makes an inspection "independent." Before relying on any inspection report, including one from a contractor, for an insurance decision, ask your insurer what it will accept.

FAQ

Can my insurer drop me today because my roof is old? Yes, at renewal, as long as it follows the notice rules. Right now that means at least 75 days' notice. The roof-age protection in SB 1301 starts January 1, 2028.

What does SB 1301 do about roof age? Starting January 1, 2028, an insurer can't refuse to issue or renew a policy solely because of roof age if you get and pay for an independent inspection showing at least five years of useful roof life left. The insurer can still consider roof age and condition.

How much notice will I get before nonrenewal after 2028? At least 90 days. If the problem is something you can fix, at least 120 days' notice, an explanation of what would qualify you for renewal, and at least 90 days to fix it.

Who can do the independent roof inspection? The law doesn't say who qualifies or what the report must include. Ask your insurer what it will accept before you schedule one.

Does SB 1301 stop insurers from considering roof age at all? No. The law says insurers can still consider roof age; it only bars decisions based solely on roof age when you have a qualifying inspection.

Does One Nation Energy do roof-only jobs? No. We inspect and, when needed, repair or replace roofs only as part of solar and Tesla Powerwall projects.

Ready to plan your project?

If you're thinking about solar, a Tesla Powerwall, or Home Backup and want your roof checked as part of it, call One Nation Energy at (559) 885-5436. We're in Visalia, family licensed since 1951, CSLB #746319.

Disclaimer: This post is general information, not legal, insurance, or financial advice. Laws and insurer rules change. Check SB 1301 (Chapter 693, Statutes of 2026) and talk to your insurer or the California Department of Insurance about your situation.