Quick Answer:

Older houses often require more specialized homeowners insurance than newer homes. While every policy covers the basics, we recommend looking for four key features when comparing coverage: hidden water damage protection, strong roof coverage, matching of undamaged property, and understandable carrier guidelines. These coverages, as well as an understanding of your home’s maintenance and claims history, can help you avoid costly coverage gaps later. 

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A note about our recommendations: Grimes Insurance is an independent insurance agency that works with a network of insurance carriers, including some mentioned in this article. The recommendations below are based on our experience helping West Texas homeowners insure older homes and the coverage considerations we believe are most important. The best carrier for your home will depend on your specific situation, eligibility, and available coverage.

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If your home was built decades ago, have you wondered whether your current homeowners insurance would actually cover the repairs it needs after a major loss? If you own, or are looking to buy, an older house, you’ve probably realized that getting homeowners insurance isn’t as straightforward as insuring a new construction. One insurance company may ask about your roof, another may want to know when the plumbing was updated, and another might require an inspection before they’ll even consider coverage. It feels like a headache at every turn. 

That’s because older homes often present different risks than newer ones. Aging building materials, outdated systems, and previous claims can all influence your premium. Comparing policies can quickly become overwhelming, especially if you’re not sure which coverage differences actually matter. However, you’re not alone in figuring it out.

At Grimes Insurance, we’ve helped West Texas homeowners insure older homes since 1948. One of the biggest mistakes we’ve seen homeowners make is comparing policies only on price without understanding the coverage differences that matter most. 

By the end of this article, you’ll learn the four most important things to look for when comparing homeowners insurance for an older home, along with which carriers Grimes Insurance has found to be a strong fit based on our experience.

1. Does Your Policy Cover Hidden Water Damage?

Most homeowners insurance policies include coverage for sudden and accidental water damage. This could look like the washing machine hose bursting or a water heater cracking and flooding your home. This coverage typically comes with its own sub-limit, often $5,000, $10,000, $15,000, or $25,000, up to your full dwelling amount, so it’s worth confirming what that limit actually is on your policy.

Older homes often face a different problem: slow plumbing leaks hidden behind walls or under floors. This kind of damage is sometimes called a “sneaky leak,” because it can go unnoticed for weeks or months before anyone discovers it. Even though the damage may look sudden once you find it, the actual cause was gradual — and that distinction matters.

That’s where a separate coverage, commonly called Hidden Water Seepage and Leakage, comes in (naming varies by carrier). Unlike standard sudden and accidental coverage, only a handful of carriers offer this endorsement at all, so it’s not something to assume is available. For older homes, it’s one of the most valuable coverages to ask about specifically.

Without this endorsement, a slow leak may be excluded, even if the damage appears sudden by the time you discover it.

When comparing insurance policies and options, ask your agent:

• Is hidden water coverage included automatically?
• Does it require an endorsement?
• Are there any limits or exclusions?

2. How Does Your Home Insurance Policy Cover an Older Roof?

Roofs are one of the biggest factors insurance companies consider when underwriting a home. More importantly, not every policy covers an older roof the same way.

Most carriers now apply a 2% wind and hail deductible as a standard part of the policy. This has become the norm across the industry, not the exception. But age can change more than your deductible. 

Even when the rest of your home stays insured at full replacement cost, many carriers treat the roof differently. Some begin factoring in a roof schedule, where the amount they’ll pay out on a roof claim decreases as the roof gets older, on top of the 2% deductible.

Let’s consider a roof that’s significantly aged. For instance, a 20+ year old composition shingle roof most likely won’t be denied because of wind and hail coverage. Instead, the insurance carrier may settle roof claims at actual cash value instead of replacement cost, or decline to write the home altogether.

Each carrier sets its own underwriting guidelines, so how your roof is treated can vary significantly from one company to the next.

When comparing insurance policies and options, ask your agent:

• What wind and hail deductible would apply to my roof?
• Would my roof be covered at replacement cost or actual cash value?
• Does this policy use a roof payment schedule based on the roof’s age?
• Does the carrier require an inspection before insuring my home?

Whenever possible, we recommend understanding exactly how your roof will be settled before choosing a policy– not after you have a claim. 

3. Does Your Home Insurance Policy Replace Undamaged Materials?

Unfortunately, this is not a challenge only older homes face. In some states, like Texas, a matching statute isn’t required. If it’s not, this means that insurance companies in your state aren’t obligated to make repairs to your home look uniform. Surprisingly, only 16 out of 50 U.S. states have a matching statute! 

Another challenge, specifically with older homes, is that your home’s building materials may no longer be manufactured. With all of this in mind…if a storm damages one side of your home, standard homeowners insurance may only pay to replace the damaged portion.

That could leave you with:

• Mismatched siding
• Different shingles
• Patched hardwood flooring
• Brick that doesn’t match the rest of the home

So, if your standard homeowners policy (or state) won’t cover this… what will? Your answer is an endorsement commonly called Matching of Undamaged Property. This endorsement helps pay to replace undamaged materials so repairs maintain a consistent appearance throughout your home. 

If preserving your home’s original character matters to you, whether old or new, this is a home coverage worth discussing with your insurance agent. 

When comparing insurance policies and options, ask your agent:

• Does this policy include matching coverage for undamaged materials?
• If only part of my siding, roofing, flooring, or brick is damaged, what will the policy pay to replace?
• Are there any limits or exclusions on matching coverage?
• Does my state require the insurer to match undamaged materials?

4. How Does Your Insurer’s Underwriting Guidelines Handle Older Homes?

Sometimes the biggest difference between insurance companies isn’t the policy, but their underwriting guidelines. We like to explain underwriting to our clients as their insurance company’s “appetite”. (Now, stay with us.)

Underwriting guidelines are often built around the company’s comfortable risk level. In other words, they each have their own “appetite” for risk, making each company’s underwriting conclusion unique. This means that some insurers may be more comfortable with insuring older homes than others. That’s why one insurance company may decline an older house while another is perfectly willing to insure it.  

Depending on the carrier you work with, they will more than likely ask about:

• Your roof’s age
• Your home’s electrical panels
• Your home’s plumbing update history
• Your home’s foundation and possible issues

Rather than assuming every insurance company evaluates older homes the same way, ask how your insurance carrier approaches homes with aging systems before you commit to a policy.

When comparing insurance policies and options, ask your agent:

• How does this carrier evaluate older homes during underwriting?
• Does the age of my roof, plumbing, electrical system, or foundation affect my eligibility?
• Will the carrier require an inspection before insuring my home?
• Are there specific updates or repairs I need to make to qualify for coverage?

What information do you need to get home insurance for an older house?

Before shopping for insurance, gather as much information about the home’s major systems as possible. 

That includes documentation showing:

• When the roof was replaced
• Roofing receipts or a Class-4 shingle certificate (if applicable)
• Plumbing updates
• Electrical updates

It seems like a lot of information; we know. However, in addition to risk, there’s another reason all of this matters: your insurance claims history.

How does my claims history affect home insurance for older houses?

Your insurance claims history is one of the biggest factors in determining your premiums and risk level. Personally, a frequent or recent number of claims can affect your rates or eligibility for coverage. However, when you shop for home insurance, your claims history isn’t the only one insurers look at. They also consider your home’s claim history. 

Yep. You read that right. Your home has one, too! Insurance claims history follows the property, not just the homeowner. Claims filed by a previous owner can affect your premium even if you purchased the home after the losses occurred. This information is gathered using a CLUE (Comprehensive Loss Underwriting Exchange) report, which tracks property insurance claims for up to seven years.  

We’ve worked with buyers who were surprised to learn a previous owner’s water claim still appeared during underwriting and affected their insurance options. 

Running a claims history report and collecting maintenance records is already a smart move when you’re shopping for home insurance. It can make an even greater difference when insuring an older home. 

To review your home’s claim history, you can request and dispute your CLUE report once a year through the LexisNexis Consumer Portal. If your report seems concerning, we recommend walking through your information with an insurance agent. Doing so can help you prevent surprises and make it easier to compare insurance quotes more accurately.

Have more questions about insurance risk? Read How Insurance Risk is Calculated to learn more about what you can do to keep your risk profile in check.

How do you compare home insurance quotes for an older home?

It’s easy to only look at the price when comparing your insurance options. However, we urge our clients to remember that while cost is important, it shouldn’t be the only factor you compare.

As you’re reviewing policy quotes, ask yourself:

Question	Why it Matters
Does this include hidden water coverage?	Older plumbing is more susceptible to slow leaks.
How is the roof covered?	Replacement cost and actual cash value can lead to very different claim payouts.
Is matching coverage available?	Helps preserve your home’s appearance after a partial loss.
What are the wind and hail deductibles?	Your out-of-pocket costs could vary significantly.
Is the carrier comfortable insuring older homes?	Underwriting guidelines differ from company to company.

When insuring an older home (or any home for that matter), looking beyond the premium helps you choose a policy that’s a better fit and avoid unexpected coverage gaps later. 

Once you know what to look for in a policy, the next step is identifying insurance companies that commonly offer these protections. While every situation is different, there are a few carriers we’ve consistently found to be good options for older houses.

Which carriers does Grimes Insurance recommend for older homes?

If it’s not clear by now, not all carriers treat older homes the same way. Based on our experience insuring older homes, we’ve found that some carriers can be a better fit depending on the home’s age, roof, systems, claims history, and the coverage available.

The carriers below are recommendations based on Grimes Insurance’s experience and the policy features we believe are particularly important for older homes. Remember, they are not necessarily the best choice for every homeowner, and coverage, eligibility, endorsements, and underwriting guidelines can vary by home and location.

Carrier	Why it May be a Good Fit	Coverage to Verify
Liberty Mutual	Strong option for older homes based on Grimes’ experience (forgiving endorsements, timelines, etc.)	Hidden water coverage
Nationwide	More forgiving roof depreciation timeline	Roof settlement terms
Travelers	Can work well depending on endorsements	Hidden water endorsement availability

Before choosing any carrier, here are the coverage features we recommend comparing.

In our experience, Liberty Mutual and Nationwide are generally strong picks. Both are more likely to include the hidden water seepage and leakage coverage older homes need. Additionally, Nationwide typically doesn’t begin depreciating your roof’s value until it’s around 11 years old, which is more forgiving than other competitors. 

We’ve seen that Travelers can also be a solid option for older homes; however, the hidden water endorsement usually has to be added to your policy, rather than being standard. Wherever you’re at in the comparison, it’s always worth confirming what’s included in your policy before you buy. 

Based on our experience working with older houses, these carriers often offer policy features that make them a strong fit. However, eligibility, endorsements, and coverage options vary across homes, locations, and underwriting guidelines. In a nutshell, the best choice depends on your specific situation. 

Also keep in mind that coverage names and availability can change over time. At renewal, it’s worth double-checking with your agent that your policy still includes the protections you need and that the carrier’s terms haven’t changed. 

If you’re considering working with an independent insurance agency, read How Independent Insurance Agencies Work to understand how independent and captive agents differ and which approach may be the better fit for you.

What should you do next to protect your older home?

Older houses aren’t necessarily harder to insure, but they do require a policy that’s built around their unique risks. By understanding how a policy handles details like hidden water damage, roof claims, and how insurers evaluate older homes, you’ll be better prepared to choose coverage that protects both your home and your finances.

Your next step is understanding what happens after you file a claim. Even the best homeowners insurance policy is only as valuable as your ability to use it when something goes wrong. Read How Does Grimes Insurance Agency Handle Claims to learn what to expect, how we’ll help you at each step, and what you can do to tackle the claims process confidently. 

If you’re unsure whether your current policy includes the coverages discussed in this article, Grimes Insurance has been helping West Texas homeowners protect their homes since 1948. We’re happy to review your current policy and consider your coverage together.

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Quick Answer:

A home is considered high risk for insurance when insurers believe it’s more likely to generate expensive claims. Factors such as an older roof, prior claims, poor credit, outdated construction, location, and liability risks (like pools and trampolines) can all increase premiums. They can also reduce coverage options or even lead to policy non-renewal. Fortunately, some of these risk factors can be improved.

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Have you ever opened your home insurance renewal notice and wondered why your premium went up? 

Maybe nothing changed about your home. You didn’t file a claim. You didn’t make any major changes. So why are you paying more? 

Many homeowners are surprised to learn that insurance companies look at more than just the age and value of their home. Factors like your roof, location, and even certain property features can affect how your home is evaluated. 

A high-risk classification may result in higher premiums, limited carrier options, coverage exclusions, or difficulty finding a policy with the protection you expect.

At Grimes Insurance Agency, we regularly review home insurance policies for West Texas homeowners and help identify the specific factors affecting coverage and pricing. Since 1948, our team has helped homeowners navigate challenges unique to this region, including severe hail storms, aging roofs, and changing insurance requirements. 

By the end of this article, you will learn:

• What specific factors make a home high risk
• How insurers evaluate property and personal risk
• How being high-risk affects your coverage
• What steps you can take to lower your insurance risk profile

What Does High-Risk Home Insurance Mean?

When an insurance company classifies a home as high risk, it means they believe the home may be more likely to have a claim or that future repairs could be expensive.

Insurance companies look at two main things:

• How likely a claim is to happen
• How much that claim could cost

For example, a home with an older roof in a hail-prone area like Lubbock may be considered higher risk. Unfortunately, a greater chance of roof damage means a greater chance of needing to make a claim.

Now keep in mind, a high-risk label does not always mean you cannot get insurance. Different insurance companies evaluate risk differently, which is why one company may decline a home while another may offer coverage.

What Home Features Increase Your Home Insurance Risk?

High risk is a combination of factors that carriers weigh differently. Let’s review them together:

Roof Age and Condition

In our experience reviewing homeowners policies across West Texas, roof age is by far the most common reason otherwise well-maintained homes receive higher premiums.

In areas where hail seasons are severe and frequent, a roof over 15 to 20 years old may result in coverage restrictions or an actual cash value settlement. Some carriers will not write a new policy on a home with a roof beyond a certain age. Others will write it, but exclude wind and hail, which are the exact coverage most Lubbock homeowners need.

Some carriers go a step further and reduce the insurance payout as your roof gets older, often starting around 11 years. So instead of paying to replace your roof at full cost, they’ll only cover part of it, based on how old the roof is at the time of the claim. That means two homeowners with the same-aged roof and the same damage could get very different amounts back, depending on which carrier they’re with.

Construction Type and Age

Wood frame construction carries a higher fire risk than brick or masonry. Older homes present additional concerns, including outdated electrical systems, galvanized plumbing, and aging structural components, all of which increase the likelihood of claims. 

One specific red flag we’ve seen many homeowners encounter is Federal Pacific Electric (FPE) panels. Many of these panels are found in older homes, and due to being outdated, some carriers won’t write a policy on a home with an FPE panel. Most carriers will require them to be replaced, and even updated panels can trigger additional underwriting review.

 

Location and Geographic Risk

Proximity to a fire station and flood zone designation affect your risk profile, as well as your geographic location. In West Texas, geographic risk is elevated by the region’s severe hail exposure. Lubbock and the Texas Panhandle rank among the most active hail markets in the country. 

Pool, Trampoline, and Dog Breed

Home insurance risk also involves what’s in and around your house. Pools and trampolines (also known as attractive nuisances) pose a greater chance for claims. 

The same can also be said about certain dog breeds (yes, even your dog!), due to the probability of dog bite claims or aggression. For example, some carriers might choose not to insure a home with specific dog breeds, like Pitbull Terriers or German Shepherds. 

Some carriers exclude these risks entirely or require additional endorsements. However, if you own one of these dog breeds, or recently installed a new pool and diving board, don’t assume the worst. Contact Grimes Insurance Agency to discuss your coverage options with an agent and get help managing your personal risk.

Vacant Properties

A home that sits vacant, for example, one that’s listed for sale while the owner has already moved, is also a red flag to insurers. Standard homeowners policies often limit or exclude coverage on vacant properties, so a vacant-home endorsement or separate vacant policy may be required.

Prior Claims on the Property

A CLUE (Comprehensive Loss Underwriting Exchange) report tracks insurance claims filed on a property for up to seven years. Claims filed by a previous owner can affect your premium even if you purchased the home after the losses occurred. You can request and dispute your report once a year through the Lexis Nexis Consumer Portal.

Interested in learning more about what a CLUE report says about your risk profile? Watch this video to understand how insurance providers review your history and how it can affect your coverage options: 

What Personal Factors Raise Home Insurance Risk?

Your Claims History

Claims history doesn’t only matter for your property. Your personal claims history also follows you wherever you insure a home. Multiple claims in a short period, even smaller ones, can increase your risk level. A single water damage or fire claim within the past three to five years is a significant consideration. 

Your Credit Score

How often are you filing insurance claims? While insurance is built to protect you in such instances, a recent and frequent claims history can raise your premium or limit your options at renewal. Texas insurance carriers are also permitted to use credit-based insurance scores as a rating factor. A strong credit profile can meaningfully lower your premium. A poor one can raise it. 

Gaps in Coverage History

A lapse in home insurance signals that you may have gone without protection. Non-renewal by a prior carrier is itself a risk signal; other carriers will see that history and price accordingly.

Curious about what an insurance lapse actually is? Read Insurance Policy Lapses Explained to learn about how they happen (and how to prevent them).

What Do Home Inspectors Actually Look For?

Most homeowners don’t realize their home gets a physical inspection, not just a paperwork review. Nearly every carrier now sends someone out to check the exterior of your home when you write a new policy and again when you renew it. Homes valued over $1 million may also require an interior inspection.

Inspectors are typically looking at:

• Fence condition
• Siding (no chips, dings, or damage)
• Fascia boards
• Roof condition
• Trees, bushes, or shrubs touching or overhanging the roof
• Cracks in the driveway or sidewalk

Detached structures like sheds, carports, and barns are held to the same standard as the home itself. If any of these are in poor condition, they can trigger the same “high-risk flags” as a bad roof or foundation.

If an inspection turns up an issue, your carrier will typically give you a set window, often about 30 days, to fix it and submit photos or receipts as proof. Miss that deadline, and the policy can be cancelled. It’s a good reminder that “high risk” isn’t always about the big, obvious factors. Sometimes it’s an overgrown tree branch or a peeling fence.

What Happens if Your Home is Considered High-Risk? 

High-risk classification also affects what your policy will and will not cover. Some carriers respond by excluding specific threats or perils. 

A home with a 22-year-old composition roof may have wind and hail excluded, which are the exact perils most likely to cause a claim in West Texas. A home with prior water damage claims may have water damage sublimits that reduce your insurance payout significantly.

Understanding whether your policy has exclusions driven by your home’s risk classification is as important as understanding your premium, because the exclusion may mean the most likely claim you face is the one your policy will not pay.

How to Lower Your Home Insurance Risk Profile 

Some high-risk factors are fixed, such as your location, your home’s age, and your prior claims history. Others are addressable.

1. Replacing an aging roof is the single most impactful property improvement for home insurance in West Texas. A new roof can restore full replacement cost coverage and eliminate wind and hail exclusions that some carriers impose on older roofs.
2. Updating outdated electrical or plumbing systems reduces risk and can qualify your home for better underwriting terms. 
3. Maintaining a clean claims record limits future surcharges. Before filing a small claim, calculate whether the payout justifies a multi-year premium increase.
4. Improving your credit score directly affects your home insurance premium in Texas, even when nothing about your home changes.

Ready to get your insurance score in check? Watch this video to learn more about what your score says about you and how you can improve it: 

How to Lower Your Home Insurance Risk

There are a variety of factors that can make a home high risk: roof age, construction type, location, claims history, and credit score. Most homeowners who are overpaying have never identified which specific factor is driving the cost. That information gap is where unnecessary premium increases live, year after year.

The risk of doing nothing is real. Staying with a carrier that has classified your home as high risk, without shopping for alternatives or addressing the underlying factors, means paying more than you have to, potentially for coverage with exclusions you have never noticed.

Before your next renewal, ask your agent which specific factors are affecting your rate, whether any of them are addressable, and whether another carrier would price your home more competitively. 

Now that you understand what high-risk classification means, the next step is making sure you understand the full picture of your home coverage. Read Home Insurance vs Home Warranty: What’s the Difference? to understand how the two products work together and where each one falls short.

Grimes Insurance Agency has been helping West Texas homeowners understand and manage home insurance risk since 1948. We represent multiple top-rated carriers and will review your home’s specific risk profile to identify which factors are driving your rate and whether a better option exists in the current market.

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Frequently Asked Questions

What makes a home uninsurable?

Most homes are insurable. However, homes with severely deteriorated roofs or significant prior water damage may be declined by standard carriers but can often be placed through non-standard or surplus lines insurers.

Does an old roof make a home high-risk? 

Yes. Roof age is one of the most heavily weighted factors in underwriting. In West Texas, an older roof can result in higher premiums, wind and hail exclusions, or actual cash value rather than replacement cost settlements on weather claims.

What should I do if my home insurance is non-renewed? 

Contact an independent agent immediately. Non-renewal means your current carrier declined to continue the policy. An independent agent can access carriers that specialize in higher-risk properties.

Disclaimer: The information provided in this article is for general informational purposes only and does not constitute legal, financial, or insurance advice. Coverage options, terms, and availability may vary. Please consult with a licensed professional for advice specific to your situation.