random home owners inspector says replace roof over garage or else. What do i do?

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Jeffrey Johnson is a legal writer with a focus on personal injury. He has worked on personal injury and sovereign immunity litigation in addition to experience in family, estate, and criminal law. He earned a J.D. from the University of Baltimore and has worked in legal offices and non-profits in Maryland, Texas, and North Carolina. He has also earned an MFA in screenwriting from Chapman Univer...

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UPDATED: Nov 2, 2011

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Insurance Question from Tonawanda, NY

Asked on 11/02/2011

random home owners inspector says replace roof over garage or else. What do i do? Apparently my home owner’s insurer sent a random inspector around my house when I wasn’t home 5 years after I started the policy with them. They said my garage roof needs replacing and I have to have it replaced. I do not wish to replace the garage roof until my actual roof needs replacing (in 5-10 years). So, I am going to a new company. When they send out an inspector I want to make sure I don’t get them same issue. What can I do? My shingles show wear and have some curls. Can I have them repaired, rather than replacing the whole roof? What should I do?

Answer given on November 02, 2011

Many insurance companies use independent inspectors to go to homes they are insuring. It is a random review of the policies and locations insured and it is not based on any other information. Other insurance companies may inspect in certain areas that they consider high risk to be sure the homes are properly cared for through general maintenance and clearance of trees and overgrowth.If you replace your insurance with a new company, the new company may send out an inspector to view the property before they will insure it. They also may expect the agent to inspect the property. If you feel your roof on the garage needs repair, you should do the repairs before any problems come up with an inspection. Repairs of a few shingles may satisfy the insurance company. However, if the majority of the roof needs repair, the company may require you to replace the roof before they will insure the home. It may be easier to work with your current insurance company rather than to leave them and find out the new insurance company is more difficult to work with.

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