Short Answer:
Yes, most Australian insurers won’t fully cover roofs over 25–30 years old (15–20 years in cyclone zones). However, you can still get partial coverage or avoid cancellation with preventative inspections and roof upgrades. Here’s exactly how age impacts your policy—and what to do about it.
1. Australian Insurers’ Roof Age Limits
Australian Insurers' Roof Age Limits
(When Coverage Gets Tricky)
Concrete Tile Roofs
- Most areas: Max 30 years
- Cyclone zones (QLD/NT): Max 20 years
- Red flag: Cracked tiles or missing mortar
Corrugated Iron Roofs
- Most areas: Max 25 years
- Cyclone zones: Max 15 years
- Red flag: Rust holes or loose fixings
Terracotta Tile Roofs
- Most areas: Max 35 years
- Cyclone zones: Max 25 years
- Red flag: Broken interlocking edges
Asbestos Roofs
- All areas: Uninsurable
- Exception: May get liability-only coverage if undisturbed
Key Exceptions to Age Rules
- ✔️ Heritage homes: May qualify for CHU specialist insurance
- ✔️ "Like-new" condition: With annual inspection reports
- ✔️ Partial replacements: New sections reset the clock
Real Example:
A 28-year-old concrete tile roof in Sydney got full coverage after:
- Replacing the worst 10% of tiles
- Adding new sarking
- Providing an engineer's report
2. Why Age Matters to Insurers
A. Hidden Wear & Tear
Older roofs often have:
- Degraded flashing (90% of leaks start here)
- Brittle tiles (hail cracks aren’t visible from the ground)
- Rusted fixings (a single failed strap can cause collapse in high winds)
B. Outdated Standards
A 1990s roof might lack:
- Cyclone-rated battens (AS 1684.2)
- Modern sarking (required post-2000 Bushfire Standards)
Real Example:
A Perth homeowner’s 28-year-old tile roof was denied coverage after an inspection revealed unsecured tiles—a $9,000 repair demand.
3. How to Insure an Older Roof
Option 1: The "Functional Repair" Hack
- What it is: Insure only undamaged sections (e.g., "Covered for everything except pre-existing wear").
- Best for: Homes with partial upgrades (new west side, old east side).
Option 2: Specialist Insurers
Try these for tough cases:
- Youi: More lenient on age if no prior claims
- Auto & General: Offers "essential cover" for older homes
- CHU: Heritage property experts
Option 3: The Proactive Approach
- Annual Inspections (150–150–300): Shows insurers you’re mitigating risk.
- Targeted Upgrades: Replace just the worst 20% (e.g., ridge caps + valleys).
- Re-roof Overlays: Install new Colorbond over old iron (if structure allows).
4. Red Flags That Trigger Age Audits
Insurers get suspicious if:
- Your roof predates 2002 Building Code changes
- You file a claim after 10+ years of no inspections
- Satellite images show discoloration/moss buildup
Tip: Request a pre-renewal inspection report to avoid surprises.
Final Checklist for Older Roofs
✅ Document upgrades (keep receipts for materials/labor)
✅ Photograph the interior (show no water stains on ceilings)
✅ Compare 3+ insurers (age tolerances vary wildly)
CTA: "Our Gold Coast team specialises in insurance-compliant roof certifications. [Book an inspection] before your next renewal."
