Aging roofs reduce insurance options in hurricane-prone South MS. What you should know
Homeowners with older asphalt-shingle roofs are almost certain to see them damaged in high-wind events, which is why insurance companies are cracking down on policyholders who haven't replaced their roofs in more than a decade..
Independent insurance agents say some companies are no longer willing to offer replacement cost for older roofs, instead depreciating roofs based on age and offering only actual cash value. Many companies are now turning down coverage on South Mississippi homes with roofs that are more than 20 years old, agents say.
"In a nutshell, what the carriers are essentially telling us is that they're getting tired of buying new roofs to replace roofs that are 20 years old," said Albert Betz, an owner of Betz Rosetti & Associates Inc., an independent insurance agency in Gulfport. Betz Rosetti shops policies for homeowners with numerous insurance companies.
"Let's face it," Betz added, "the first thing to go is a roof. It's been very costly to the industry. They're taking a more hard-nosed approach to these roofs."
The insurance industry has the data on roofs to back this stance. Technology allows closer inspection of roofs through satellite imagery and data analysis from high-wind events.
At 10 years, visible damage can be expected when wind gusts reach 100-110 mph. Wind gusts are short bursts of wind, while hurricane categories are based on the speed of sustained winds, or winds that blow for an average of at least one minute.
"If you see winds, wind gusts over 100 to 110 miles per hour, the chance you will have damage for an older roof is near certain. " said Ian Giammanco, lead research meteorologist at the Insurance Institute for Business & Home Safety.
What IBHS study shows about roofs
IBHS has been studying roofing materials in high winds for almost 20 years. Testing and studies show the performance of asphalt shingle-roofs begins to drop after 5 to 8 years, Giammanco said.
IBHS worked with the University of Illinois and Auburn University to compile statistics on asphalt-shingle roof performance, using a database of more than 6,000 asphalt shingle roofs from hurricanes Harvey, Irma, Michael, Sally, Laura, Ida and Ian.
What they found for roofs subjected to hurricane wind gusts of 100-110:
A 5-year-old roof had visible damage 40% of the time.
A 10-year-old roof showed visible damage more than 80% of the time.
At 15 years, more than 90% of roofs were visibly damaged.
All asphalt-shingle roofs had a 40% chance of damage when winds were over 130 mph, with more than a 90% chance of damage by 10 years of age.
The best-performing roof in high winds is a standing seam metal roof built to modern code, Giammanco said. But not everyone can afford a metal roof.
Asphalt shingles become brittle over time and, also, the sealant that holds down the tabs eventually loses its adhesion properties, allowing the shingles to lift more easily in high winds.
FORTIFIED construction standards for wind
IBHS has established hurricane-resistant construction standards trademarked as FORTIFIED. Retrofitting to FORTIFIED standards starts with the roof, because that's the first place a storm is likely to breach and cause major damage.
The method uses specific nails in an enhanced pattern, a sealed roof deck to keep out water, and materials and installation methods for vulnerable roof edges.
Alabama now requires homeowners in Coastal counties to roof homes to FORTIFIED standards. The state has for years had a grant program in place for qualified homeowners.
Louisiana started its program this year. While the Mississippi Legislature earlier this year authorized $5 million in funding for a program, it is not expected to start until 2025, the Mississippi insurance commissioner's office said.
The office might initiate a pilot program this year with 25 homes, Commissioner Mike Chaney said, although its unclear how the homes will be selected.
Demand is expected to exceed funding.
Like many homeowners, Kimberly Turner of Jackson County hopes to participate in the grant program . She replaced her roof in 2005 after Hurricane Katrina, so it's nearing the 20-year mark.
She lives north of the Interstate and is still able to find homeowner's insurance, but she has to shop around each year. The cost keeps climbing.
"It's going to get to a point, once I retire, that I might not be able to afford insurance on my home," she said.
Homes with FORTIFIED roofs can qualify for insurance discounts. IBHS lists discounts available by state.
The nonprofit also has a list of contractors licensed in FORTIFIED construction. Sunbelt Roofs, owned by Todd Gress, is a roofing company that does business in Mississippi and Louisiana and has a FORTIFIED roofing certification.
Gress is a big proponent of the program.
"When the roof fails, it's not just the cost of the roof, it's the fact that water intrudes into your home," Gress said.
"From an insurance perspective, that's where claims costs get out of hand. The insurance companies recognize that, so they're willing to pass along savings with discounts."
The advice Gress has for homeowners: "Put the best quality, best grade of roof on your home that you can afford. That means something different to everybody, based on their financial circumstances."
