Roof Age, Home Insurance, and the Texas Seller's Disclosure

The short answer

East Texas sellers should know two connected facts this week. First, on September 29, 2026, the Texas Department of Insurance clarified that insurers may not decline or refuse to renew home coverage just because the house or roof is older—physical condition still matters. Second, the current TREC Seller's Disclosure Notice (Form 55-1) asks sellers whether the property is presently insured, whether it has windstorm insurance, and whether the seller has been unable to insure the property for any reason. Accurate answers help buyers in Tyler, Longview, Lufkin, Livingston, Nacogdoches, Huntsville, and Conroe evaluate risk—without turning the form into a marketing brochure.

What TDI clarified about roof and home age

TDI's September 29 news release states companies cannot decline or nonrenew a home policy simply because the house or roof is older. They can use the physical condition of components such as roofing, wiring, HVAC, plumbing, or siding. The same day, TDI proposed clarifying amendments to 28 TAC §21.1006 so the age prohibition clearly covers property age and component/material age (including roofing and siding), while preserving condition-based underwriting. Comment on that proposal is open through November 9, 2026.

For a seller, that means: an older roof is not automatically "uninsurable" under Texas unfair-practice rules, but a leaking, storm-damaged, or poorly maintained roof still can affect insurability and pricing.

What Form 55-1 asks about insurance and the roof

TREC Form 55-1 (approved text dated 05-04-2026; form effective date listed as 05/28/2026 on TREC's site) is the seller's knowledge disclosure for previously occupied single-family homes under Texas Property Code §5.008. Among other items, sellers must address:

• Roof type and approximate age (on the property-systems section of the form).
• Awareness of roof issues and prior structural or roof repair in the defect/repair checklists.
• In the "are you aware" insurance block on page 4: whether the property is presently covered by insurance, whether it is presently covered by windstorm insurance, and whether the seller has been unable to insure the property for any reason—with an explanation if any answer is yes.

Answer from your actual knowledge. "Unknown" is only for what you genuinely do not know. If you recently shopped coverage and were declined or nonrenewed, that "unable to insure" line is where buyers expect honesty—and where TDI's age-vs-condition distinction may matter to the story you attach.

Practical steps for East Texas sellers before listing

1. Pull your declarations page and note carrier, limits, deductibles (including wind/hail if separate), and renewal date.
2. If you received a nonrenewal or declination letter, keep it. Texas companies must give written reasons for many of these actions; TDI aggregates reasons by ZIP on its consumer reasons page.
3. Separate age from condition in your own notes. "Roof installed 2009" is age. "Three missing tabs on the south slope and attic staining" is condition. Buyers and insurers care about both; the disclosure form asks about both kinds of facts.
4. Consider a pre-list roof check if you have not been on the roof after the last hail season—especially in piney-woods storm corridors around Lufkin, Nacogdoches, and Livingston.
5. Coordinate timing with your listing agent so insurance answers on Form 55-1 match what you will say in negotiations. Related reading: Texas Seller's Disclosure Notice basics and termination option period.

What On The Market Texas does (and does not) claim

On The Market Texas helps East Texas homeowners request a free, no-obligation home value estimate reviewed by a local market specialist. We do not sell insurance, and this article is not legal or insurance advice. It explains how a fresh TDI clarification interacts with disclosure questions sellers already face.

Bottom line

Older roofs are getting clearer regulatory protection against age-only denials—while condition remains fair game for underwriters. Fill out Form 55-1's insurance and roof lines with facts you can stand behind, and fix or disclose condition issues before they surprise a buyer under option.

Curious what your East Texas home could sell for? Get a free home value estimate. No obligation to list.