Here’s What It Actually Says — and What to Do Before It Takes Effect.

Virginia just made it illegal for your insurance company to drop you, refuse to cover you, or raise your premiums solely because of the age or condition of your asphalt shingle roof.

House Bill 677 and Senate Bill 402 passed the Virginia General Assembly unanimously. They take effect January 1, 2027.

I have had 2 clients notified after settlement by their insurance company threatening to cancel their insurance. This law is a significant win for Virginia property owners. But it only protects you if you understand exactly what it says.

Here’s the plain-language breakdown — including the question I’m already getting most.

What the Law Protects

Starting January 1, 2027, no insurer can refuse coverage, cancel your policy, refuse to renew, or increase your premiums on an owner-occupied dwelling solely based on the age or condition of your asphalt shingle roof.

Specifically:

If your roof is 15 years old or newer, the insurer cannot take any of those actions based on age alone.

If your roof is older than 15 years, they must allow you to provide written proof of the actual age before taking any action. If you cannot provide proof, they must allow you to obtain an inspection by an authorized inspector at your expense before they can move forward.

Even if your roof is older than 15 years — if an authorized inspector reports that the roof has five years or more of useful life remaining, the insurer cannot drop you or raise your rates based on condition alone. They also cannot require you to replace the roof as a condition of issuing or renewing your policy.

Who Qualifies as an Authorized Inspector

This is the question I am getting most, and the bill answers it directly in Section K, Subdivision 3.

Four categories of inspectors qualify under this law:

1. A Virginia DPOR-licensed home inspector
The standard licensed home inspector most buyers and sellers are already familiar with.

2. A licensed residential building contractor
A Virginia-licensed contractor with a residential building classification — which includes many licensed roofing contractors operating under a residential building license.

3. A professional engineer

4. Any individual or entity the insurer recognizes as having the qualifications to properly complete a general inspection of a residential structure
A catch-all that gives the insurer discretion to recognize additional inspectors beyond the first three categories.

You hire the inspector. You pay for the inspection. Their written report is binding under this law. You are not limited to someone the insurance company selects or recommends.

To verify whether a home inspector or contractor holds a current Virginia license:
🔗 dpor.virginia.gov

What Counts as Proof of Roof Age

The law specifies exactly what qualifies:

  • Receipts or contracts from the original installation or replacement
  • Building permits for installation or replacement
  • A written report from an authorized inspector estimating the actual age of the roof
  • A written report from an authorized inspector stating the roof has five years or more of useful life remaining

If you have any of these, the insurer must accept them. If you have none, they must permit an inspection before they can take any action.

How Roof Age Is Calculated

The law is specific. The actual age is calculated from either:

  • The last date on which 100% of the roof’s surface area was built or replaced in accordance with the building code in effect at that time, or
  • The initial date of a partial replacement when subsequent partial replacements resulted in 100% of the surface area being built or replaced

In plain language: if your roof was replaced in sections, the age runs from when the last section brought the total to 100% replacement — not from the original build date of the home.

The Contractor Protection — Also in This Law

HB 677 also creates the Residential Property Owners Protection Act, which specifically prohibits predatory practices by roofing contractors. Contractors are prohibited from:

  • Waiving your insurance deductible in exchange for hiring them
  • Offering rebates, gifts, or credits to get you to file an insurance claim
  • Pressuring you or adjusting a claim on your behalf
  • Soliciting you with advertisements that don’t disclose required consumer protection language

If a roofing contractor knocked on your door after your insurance company flagged your roof, you are not obligated to use them. You have the right to hire any authorized inspector independently.

What to Do If You Have a Problem Right Now

This law does not take effect until January 1, 2027. If you are dealing with a cancellation, a refusal to renew, or a premium increase right now, these specific protections are not yet active.

Your resource today is the Virginia Bureau of Insurance through the State Corporation Commission. They handle complaints about improper cancellations and coverage disputes under existing regulations — right now, before the new law takes effect.

Document everything before you make any calls. Get the cancellation notice, the stated reason in writing, and every communication from your insurer and any roofing contractor in one place.

🏛️ Virginia Bureau of Insurance — State Corporation Commission
📞 (804) 371-9741
🔗 scc.virginia.gov

Why This Matters in Real Estate Transactions

A roof flag during a home purchase or sale is one of the most common places I see this issue surface — and it is almost always more solvable than it initially appears.

Starting January 1, 2027, buyers have the same rights as homeowners under this law. An insurer cannot refuse coverage on a purchase if the roof is 15 years or newer, and cannot act without allowing proof of age or an authorized inspection if it’s older.

Right now, before the law takes effect, a roof flag is a negotiation point. There are multiple resolution paths depending on the inspection findings, the seller’s disclosure, the buyer’s lender, and where you are in the contract timeline.

Q & A:

What qualifies as written proof of my roof’s age?

Receipts or contracts from the original installation or replacement, building permits for installation or replacement, or a written report from an authorized inspector estimating the age or confirming five or more years of useful life remaining. Any of these is sufficient under the law.

A contractor came to my door after my insurer flagged my roof. Do I have to use them?

No. You have the right to hire any authorized inspector independently. Under the Residential Property Owners Protection Act — also created by HB 677 — contractors are prohibited from waiving your deductible, pressuring you to file a claim, or adjusting a claim on your behalf. You are under no obligation to use a contractor who approaches you after an insurance flag.

My roof was replaced in sections over the years. How is the age calculated?

From when the last section brought the total to 100% replacement — not from when the home was originally built. If you replaced the front half five years ago and the back half two years ago, the law treats the roof as two years old.

Does this law cover all roofing materials?

No. HB 677 and SB 402 specifically address asphalt shingle roofs. Metal roofs, tile roofs, and other materials are not covered by these specific protections. Contact the Virginia Bureau of Insurance for guidance on your situation.

I’m buying a home and the seller’s roof is over 15 years old. My insurer is threatening to deny coverage. What do I do?

This is a negotiation point, not a deal-killer — if you have the right representation. Starting January 1, 2027, buyers have the same rights as homeowners under this law. Right now, there are several resolution paths: price adjustment, seller concession, repair prior to closing, or an independent authorized inspection that may resolve the insurer’s concern. Walk it with me before you make any decisions.

📞 757.288.0983 | agentfaircloth.com

I’m selling and the buyer’s insurer flagged my roof. The deal is in jeopardy. What are my options?

Do not immediately agree to replace the roof. Get an authorized inspector’s report first. If the roof has five or more years of useful life remaining, that report changes the entire conversation — with the insurer, with the buyer, and with the buyer’s lender. This is solvable. Call me.

📞 757.288.0983

 

If you are buying or selling a home in Hampton Roads and a roof is part of the conversation — know your rights. 

Or hire Chris today 📞 757.288.0983 | agentfaircloth.com

By Chris Faircloth

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