What does SB 1301 change?
SB 1301, signed September 27, 2026 (Chapter 693, Statutes of 2026), adds Insurance Code 676.14. Starting January 1, 2028, an insurer can't refuse to issue or renew, or decide eligibility, solely on the basis of roof age if the policyholder obtains and pays for an independent roof inspection confirming at least five years of useful roof life. Insurers may still consider roof age.
The same law, from 2028, requires nonrenewal notices 90 days before expiration, a plain-language explanation, and, for conditions the policyholder can fix, notice at least 120 days ahead and at least 90 days to fix them.
What does the FAIR Plan require?
The FAIR Plan's dwelling replacement-cost coverage is included for homes 25 years old or less unless declined; for older homes, the roof must have been updated within the past 25 years (FAIR Plan application). See FAIR Plan roof requirements.
Why isn't there a table of insurer roof-age limits here?
Insurers' underwriting rules change and aren't consistently published, so we don't list them. Ask your insurer or agent for its rule in writing.
For your actual price, request a free written estimate: a licensed roofer measures the roof and prices your exact scope.
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Get a free replacement quoteFrequently asked questions
When does California's roof-age inspection rule start?
January 1, 2028, under SB 1301 (Insurance Code 676.14).
Who pays for the roof inspection under SB 1301?
The policyholder obtains and pays for the independent inspection.
Can an insurer still consider roof age?
Yes. The law bars refusing coverage solely on roof age when the inspection shows five years of life left.
Sources
Sources reviewed November 12, 2026. Figures are published estimates and official fees, not quotes. Confirm prices, permits and requirements with your contractor and building department. This page is general information, not legal or insurance advice.