Your insurer says your roof needs replacing (or won't renew you)

A letter from your insurer about your roof can feel like an eviction notice. Usually it's one of a few things: a request to repair or replace by a date, a notice that the policy won't renew, or a change to how the roof is covered. Each has a different clock, and Colorado law gives you specific rights for most of them.

This page covers underwriting letters, meaning decisions about whether to keep insuring you. If you're dealing with a hail claim, start with how a hail claim works instead.

What kind of letter is it?

Read the subject line and the last paragraph first. That's usually where the action and the date are.

The Colorado rules that apply

These are the rules as of October 2026. Statutes are law. A Division of Insurance (DOI) bulletin is the Division's stated position on existing law; it isn't a binding rule, but insurers know the Division expects them to follow it.

Nonrenewal and cancellation notice

Under C.R.S. 10-4-110.7(3), an insurer can cancel or refuse to renew a homeowners policy only after mailing a notice with specific reasons, by first-class mail, at least 60 days ahead. For nonpayment, the minimum is 10 days. The 60-day period came from HB23-1174; older articles that say 30 days are out of date.

If the insurer used your property's claims history to take the action, C.R.S. 10-4-110.7(2) says it must tell you the specific claim information it relied on. A vague reason such as "underwriting guidelines" is worth questioning.

Aerial and satellite images: Bulletin B-5.57

On March 16, 2026, the Division issued Bulletin B-5.57 on how insurers use aerial imagery. It applies to admitted insurers, including the tools they buy from vendors. In plain terms, it says:

• Images are one tool, not the answer. Visible conditions, such as roofing, should not be the sole basis for a nonrenewal, cancellation, rate change or claim denial.
• Images must be current. For underwriting and rating, no more than 12 months old. For claims, recent enough to show the condition after the loss.
• Cosmetic isn't the same as failing. Insurers are to separate cosmetic conditions from real degradation or functional damage. Adverse action should rest on evidence of damage, not appearance alone.
• Check before acting. Before an adverse action, the insurer should get more reliable information, such as newer images, a qualified professional's report or a physical inspection.
• You get to push back. You must get a meaningful opportunity to dispute the images, correct errors, and send proof of repairs. The insurer should review what you send and consider reconsidering.

The bulletin doesn't require the insurer to send you the images or set a deadline for answering you. That's why you ask in writing. In 2026 the Division also circulated a proposed revision; consumer groups, including Consumer Federation of America and United Policyholders, filed comments saying it would weaken these protections. As of October 30, 2026, the Division's draft bulletins page lists no revision open for comment, and we found no notice that a revised version was adopted. Check the DOI bulletin list for the current version.

What the law doesn't do

• No Colorado statute stops an insurer from nonrenewing because of roof age or condition. The DOI also says no law addresses nonrenewal after a hailstorm, and that insurers may consider multiple losses.
• HB25-1182 is about wildfire risk models, disclosures and mitigation discounts. It doesn't cover roof condition or hail.
• SB26-155 creates grants for FORTIFIED roofs, but the earliest grants are expected in 2027. It doesn't require insurers to keep you if you apply.

We found no 2024-2026 Colorado statute aimed specifically at roof-condition underwriting. The bulletin is the main rule.

Step by step: how to respond

1. Write down the dates. The letter date, the postmark if you kept the envelope, any "respond by" date, and your policy's expiration date. Put them on a calendar with a reminder a week early.
2. Ask for the basis in writing. Ask for the specific conditions found, the images or inspection photos used, the date each image was captured, who reviewed them, and what exactly would satisfy the requirement. Email your agent and the insurer, and keep copies.
3. Get your policy. Ask for a full copy with the declarations and endorsements. Under C.R.S. 10-4-110.8(10), the insurer must provide it within three business days of your request.
4. Get an independent inspection. Have a roofer you chose, or an inspector, look at every slope. Ask for dated photos and a short written report that says what's cosmetic and what's functional, and what the remaining life looks like. The inspections guide explains who does what, and check out a roofer helps you vet them.
5. Look for an honest mistake. Aerial images get it wrong. Shadows, a skylight, solar panels, a tree, debris or staining can look like damage from above. If the image is older than 12 months, or predates a repair or a new roof, say so.
6. Decide on repair, replace or dispute. Sometimes the fix is a repair: new flashing, a few shingles, clearing debris. Ask the insurer whether a repair with photos and an invoice will satisfy the requirement. If the roof really is at the end of its life, a replacement may be the cheapest path in the long run. See reading your roof and the roof age tool.
7. Answer before the deadline. Send your evidence and a request for reconsideration in writing, well before the date in the letter. Ask for a written decision.
8. Shop at the same time. Don't wait for the answer. An independent agent can quote several insurers. Be truthful about the roof's age and condition. A new insurer that issues coverage conditionally can still inspect and cancel within 30 business days of the start date, or longer if it has a reasonable basis to investigate further, under C.R.S. 10-4-110.7(5). So a misstatement can cost you the new policy too.
9. Complain if the process was wrong. If the notice came late, gave no specific reason, or the insurer won't look at your evidence, file a complaint with the Division of Insurance, or call Consumer Services at 303-894-7490.

The FAIR Plan, as a last resort

If no regular insurer will write the house, Colorado's FAIR Plan is the backstop. It was created by HB23-1288 and began selling homeowners policies on April 10, 2025. As of October 2026 it pays actual cash value only, covers dwellings up to $750,000 and generally requires three declinations.

Sources disagree on hail. A state real estate advisory lists windstorm and hail among the perils, while United Policyholders and a 2026 policy-form analysis describe wind and hail as an optional add-on. Before you count on it for a Colorado roof, confirm wind and hail coverage on the declarations page. Actual cash value also means depreciation comes off any roof claim, which can be most of the value on an older roof.

If you replace the roof

• Pull a permit (your roofer should, in their name) and pass the final inspection.
• Keep the contract, the final invoice, the permit and the final inspection record.
• Keep the manufacturer's product name and any impact rating certificate. Class 4 discounts aren't required by Colorado law, so ask your insurer what it offers.
• Send the insurer proof of the new roof and ask it to update the roof year on your policy. Then confirm the change on your next declarations page.
• Store it all in your roof file so it's ready for the next insurer or buyer.

Homeowners often ask whether a new roof "goes into a database." Claims databases such as CLUE record claims, not replacements. An insurer may learn about a new roof from you, from permit records or from newer images. Telling them yourself, with documents, is the fastest way to get credit for it. The costs guide and hiring a roofer cover the job itself.

Sample response letter outline

Keep it short, factual and polite. Send it by email to your agent and the insurer, and by certified mail if the deadline is close. This is an outline, not legal advice.

1. Header. Your name, property address, policy number, and the date and reference number of their letter.
2. What you received. One sentence: "I received your letter dated [date] stating that [the requirement or nonrenewal]."
3. What you're asking for. The specific conditions found, copies of the images or photos used, the capture date of each, the underwriting guideline applied, and what would satisfy it.
4. Your evidence. "On [date], [inspector or roofing company] inspected the roof. Their report and dated photos are attached." Note any repairs done, with invoices.
5. Any errors. For example, an image older than 12 months, a feature misread as damage, or a roof replaced after the image date.
6. The request. Ask the insurer to reconsider in light of the evidence, consistent with the Division of Insurance's Bulletin B-5.57, and to confirm its decision in writing by a date before your deadline.
7. Close. Your phone number and email, and a list of the attachments.

For claim-related letters, such as asking for an itemized estimate or a written denial, the letter templates fill in the blanks for you.

Common questions

Can my insurer drop me because of drone or satellite photos of my roof?

An insurer can nonrenew for roof condition, but the Division of Insurance's Bulletin B-5.57 (March 2026) says visible conditions in aerial images shouldn't be the sole basis. Underwriting images should be no more than 12 months old, and you must get a meaningful chance to dispute them. Bulletins are guidance, not binding rules.

How much notice does a Colorado insurer have to give before it nonrenews my homeowners policy?

At least 60 days, by first-class mail, with specific reasons, under C.R.S. 10-4-110.7(3). For nonpayment of premium, the minimum is 10 days.

Should I file a hail claim to get the new roof my insurer is asking for?

Only if there is real storm damage from a specific event. Insurance pays for sudden, accidental loss, not age or wear. A claim for wear is likely to be denied and can still appear on your claims history. See should I file a claim.

Will a new roof show up in an insurance database?

Claims databases such as CLUE record claims, not roof replacements. Insurers can learn about a new roof from you, from permit records or from newer imagery. Send your insurer the proof yourself so the roof age on your policy gets updated.

Can I go to the Colorado FAIR Plan if no one else will insure me?

It's the last resort. As of October 2026 it pays actual cash value only, covers dwellings up to $750,000 and generally requires three declinations. Sources disagree on whether wind and hail are included, so confirm it on the declarations page before you rely on it.