Last spring, my insurance company sent me a letter: "We will be conducting an exterior inspection of your property. Please ensure access is available." I didn't think much of it. I've lived in my house for 8 years. It's in decent shape. A little wear and tear, but nothing major. I figured they'd take some photos, confirm the house still exists, and move on.
Two weeks later, I got another letter. "Your policy has been flagged for non-renewal due to the following conditions: damaged roof shingles, deteriorating deck railing, and missing siding. You have 60 days to remedy these issues or your policy will not be renewed."
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I was shocked. My house isn't perfect, but it's not a dump. I walked around and looked at what they were talking about. The roof had some shingles that were curling at the edges — maybe 10% of the roof. The deck railing had some wood rot on one post. The siding had a small section where the vinyl was cracked, maybe 2 feet wide.
Total cost to fix everything: $1,800. The roof repair was $800. The deck post replacement was $400. The siding patch was $200. I could have fixed it all for less than my monthly premium.
But here's the thing: I knew about these issues. I'd noticed the curling shingles last fall. I'd seen the deck rot the summer before. I'd planned to fix them "eventually." Eventually turned into never, because nothing was actively leaking and nothing looked dangerous from the ground. I was procrastinating.
And the insurance company noticed. They use third-party inspection services that drive by houses, take photos, and flag issues. It's not a detailed inspection. They don't climb on your roof or test your deck. They just look for obvious problems from the street. If they see something, they flag it. And if you don't fix it, they non-renew your policy.
I called my insurance agent. "Can I just fix it and stay?" I asked.
"Yes, but you need to provide proof of repairs before the renewal date. Photos, receipts, contractor invoices. And the inspector might come back to verify."
I spent the next 3 weeks getting everything fixed. I hired a roofer, a carpenter, and a siding guy. Took photos of everything. Sent the receipts to my insurance company. They sent an inspector back. He approved the repairs. My policy was renewed.
But here's what scared me: if I hadn't fixed it, they would have non-renewed me. And finding a new policy with those same issues would have been hard. Most insurance companies won't write a new policy on a house with a damaged roof. They'd require the repairs first. So I'd be in the same situation, but with less time and more stress.
After this experience, I started telling all my clients the same thing: walk around your house twice a year and look at what an inspector would see. Check your roof from the ground. Look at your siding. Test your deck railing. Check for tree branches touching the house. These are the things inspectors flag, and they're the things that can get you non-renewed.
Insurance companies are getting stricter about this. Climate change means more severe weather, which means more claims, which means they're more careful about what risks they accept. A house with a damaged roof in hail-prone Colorado is a liability they don't want. A deck with rot is a lawsuit waiting to happen. They'd rather lose your premium than pay a $50,000 claim.
The $1,800 I spent on repairs was annoying. But it's a lot less annoying than scrambling to find new insurance or paying for a new roof out of pocket after the insurance company denies a claim because I "failed to maintain the property."
Maintenance isn't sexy. But it's cheaper than the alternative. Fix the small stuff before the inspector sees it. Your future self will thank you.
— Marcus, Denver
