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Discussion Starter #1
OK, this isn't fishing but my agent says I can't get a new policy on a house in Houston without signing a roof exclusion because the roof is 15 years old. The exclusion says they not only won't cover roof damage but if it is damaged they won't cover the interior or contents.
So I need a little help here. My agent says if I can get an engineer or contractor to certify the roof is in adequate shape(and it is) I'm good to go.
I have to do something NOW as it's "blow winds" time.
 

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http://www.profishingresearch.co m
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If they'll let a contractor sign one you should ask if you can get a home inspector to sign one. You know the guys you call before you buy a house. that shouldn't cost more than a 100 dollar bill.

Bigwater
 

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I don't think you'll find anyone that'll certify a 15 year old roof. Those guys are bonded, and if it leaks 2 months after they have certified it, the insurance company will turn around and sue them for the damages because the inspector said it was ok. Good Luck!
 

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you may need to check back with your insurance agent. In order for someone to certify that roof, they may need to be licensed by the TX Dept. of Insurance. If that is the case, it will narrow down your pool of engineers that can certify your roof.
 

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Give this guy a call. He is in Crystal Beach but works all over. He inspectecd my roof and passed it 6 years ago and it was in bad shape. I had it replaced a couple of months ago. He did the windstorm inspection on the new roof too. His name is Ken Sherman.
RCI Engineering
866-684-0112
 

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Man I'd call another agent before I spent too much! I bet they don't all require an inspection! :texasflag
 

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Kenny, are you talking about a TX Windstorm policy. There are a few location near the coast that need a second policy just to cover wind damage. If your not located within certain coastle bands, you are not required to have that type of policy. If your not located in those bands and your roof is in good condition, then your agent is full of it. Insurance companies will insure homes with roofs over 15 years old. If you've had a prior claim then it depends on the companies guilde lines. Shop around. Many folks are starting to wise up on insurance companies.
Home inspections run about $225 bucks.
 

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Discussion Starter #8
Thanks Guys,
This isn't for my windstorm in Galveston, I have my certificate from the state for that. This is just a homeowners policy on a Houston property. So HH if no one will insure a roof for more than 15 years that kind of defeats the purpose of getting a 20 or 30 year shingle now dosen't it!
 

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kenny said:
Thanks Guys,
This isn't for my windstorm in Galveston, I have my certificate from the state for that. This is just a homeowners policy on a Houston property. So HH if no one will insure a roof for more than 15 years that kind of defeats the purpose of getting a 20 or 30 year shingle now dosen't it!
I think he and his company is full of it. Shop around, unless you have a real good agent. Just remember, they work for you! Have him call his underwriters to give you an exception, it may work, and you save you some $$$.
 

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I am with fletch2000

I was in the insurance business in Houston for 7 years and when I got out the wind and roof exclusion were getting pretty popular. Call around, there were still plenty of companies willing to write a full HOA or HOB policy around. Call an independent agent, they have access to numerous markets instead of just one. If your roof is still in good shape take some pictures. If they agree that it looks good that will go along way.

Andy
 

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Discussion Starter #11
OK. Anyone know any good insurance agents?
 

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I never said they wouldn't Insure it, I said you'd have a hard time getting an inspector to Certify it.


As for 20 to 30 year shingles? LOL Have you ever tried to file a claim against the shingle manufacturer? I had a 20 year roof on my last house that was worn out after 7 years. Georgia Pacific laughed and said that the roof was worn due to the enviromental surroundings, meaning close to the Gulf/Bay. Fortunately a windstorm came along and removed a large section of the shingles and the insurance paid for an entire roof. I replaced it with a Steel roof and paid the difference out of pocket. Now that is a true 20 to 30 year roof.
 

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bait chunker n fish yanker
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Kenny, I am an independent agent and we carry several companies for home owners insurance, and they pretty much have the same guidelines on the roof exclusions. I will check for you about the interior contents not being covered though. If I am correct, if there is a company that will cover the roof, it will probably only be for actual value which is cost minus depreciation, which may bring you back to zero coverage anyway.

Good Luck and I will let you know if I find out anything different.
Whopper
Victor Delgado
713-864-2886
 

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Discussion Starter #14
Thanks Vic,
I'll give you a call.
 

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An Over 60 Victim Of Fate
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Exactly what Mud Skipper said...

Mud Skipper said:
I was in the insurance business in Houston for 7 years and when I got out the wind and roof exclusion were getting pretty popular. Call around, there were still plenty of companies willing to write a full HOA or HOB policy around. Call an independent agent, they have access to numerous markets instead of just one. If your roof is still in good shape take some pictures. If they agree that it looks good that will go along way.

Andy
I didn't have any problems and due to hail damage my insurance company just paid to replace my roof. In fact, their estimate was higher than the company who quoted me a price to do the job. Results? New roof with $90 out of pocket expense.

Find a new insurance company and fire the one you have now.

TH
 

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Discussion Starter #16
Apparently no companys in Texas will write a policy without the roof exclusion if the roof is composition and 15 years old or older. I guess some state politicians got some kick-backs, I mean campaign contrbutions, from the cozy little deal between the roofing lobby and the insurance lobby.
Trouthunter I'm glad you got a new roof for $90. I won't be so lucky.
 

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Kenny would you

please tell us the name of the insurance company. I had a friend whose insurance company decided that they would inspect ALL the homes they insured last fall to make sure that everything was up to nuff. They inspected the outside only one day when she wasn't there. She got a letter telling her they would not renew unless certain things were done. It seems that the person inspecting saw a couple of cracks in the cement betweent the bricks. Almost all older houses on slabs have this problem. She was told to have a certified foundation specialist certify it after the repairs were done (at her expense). She also was told that to have a plumber do a hydrostatic test on her plumbing and certify that as well. I'll try to get the name of the insurance company from her and post it up tomorrow or the next day.
 

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Discussion Starter #18
Capt.,
I own a 65 year old house in Houston and about the only coverage I can get is through an "extra line carrier" in this case it's the Robert F. Steves company. Seems that in the insurance business they figure a house that old is bound to burn down. I say if it hasn't in the last 65 years it probably won't.
This roof deal has me p*ssed off because the house has a really steep pitch and is in very good shape except for the mildew(dark) on the North side.
I haven't made a claim on that property almost 20 years(burglery).
 

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Hey Kenny,

I have had rental property in Houston for the past 25 years, and while there may some exceptions, a roof, no matter what kind of guareentee you have on the shingles, just dont last 25 or 30 years in Houston. Plus, the guarentee is on the shingles only, not the major cost of a roof of the labor of putting it on. Most people move every 6 years, and most guarentees are lost in the "shuffle" before 25 or 30 yrs are up.

I usually figure my roofs good for 12 to 18 yrs. The heat, heavy rains, and chemical fall out of Houston, will make them brittle much faster "in the tropics" than other parts of the US. I would be the LAST ONE to take the side of an insurance co., but I would have to agree, your roof is probably on its last leg.

I am sure there will be testimonials about "Why, I had a roof last.....years", but it just hasnt been my experience. BTW you can normally install a new roof over your old one (only once-2 layers of shingles) on most houses for about 3/5 the cost of a "tear off". With a good roofing company that knows what it is doing, you will not be able to see that it has two roofs. Hope this helps.

Later
R3F
 

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Insurance, Roofs, and Older Homes

Just wanted to share some "opinions" about this thread.

Roofs:

One of the most expensive perils for insurance companies is Windstorm, Hurricane, and Hail. This is especially true in Harris and the surrounding counties. When a roof reaches the age of 10, it is typically on the downhill slide. For an insurance company to offer replacement cost coverage on a 10+ roof, they are facing an almost certain claim at some point. Obviously, insurers are in the business to make money, and due to the whole mold mess, many have not been able to do so in recent years. This has led to widespread changes in their policies resulting in much stricter guidelines along with higher premiums. However, many companies will write a roof that is over 10 years. You may have to pay a higher premium, but you can still get replacement cost on the roof if it looks good. I am responsible for inspecting the homes that I write insurance on, and my company doesn't require an inspection from a third party unless previous claims create some questions about the condition of the roof.

Older Homes:
Many insurers have backed off on the amount and type of coverage they will place on older homes (50 + years). The age raises concerns about wiring, plumbing, construction quality, and maintenance. I'm sure Kenny's 65 year old home is in fine condition, but the companies look at all homes in that age bracket as a group. When a compan's loss ratios are higher for a certain 'group', then they make changes to their policies that will result in one or both of the following: more premium and fewer new policies in that group.

As for Kenny's situation, these are the questions my company would ask:
Age of Home, Age of Roof, Construction Type, Previous claims, Electrical and Plumbing updates, Overall condition of home including housekeeping and general maintenance. There are more but you get the idea.
Also, on a home this old, my company will offer a standard policy with an actual cash value settlement option (replacement cost less depreciation). The policy does not offer coverage for sudden and accidental leakage of water or falling objects (windstorm coverage is there if a tree blows down).
If the home is in excellent condition, replacement cost may be available but would be up to the underwriter and not the agent.

Insurance always seems to start some good discussion, and I will try to clarify questions that come up. Since I only have a few of the members here as clients, my input is completely unbiased.

Now let's talk fishin'...........Q
 
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