Whether it’s the absence of an HOA, the appeal of a lower price tag, or a personal connection to the property, older homes hold strong appeal for many homeowners. But while these properties often offer character and savings upfront, they can also introduce complications. This is especially true when it comes to home insurance. Outdated wiring, aging roofs, or antique plumbing systems can all affect your coverage, your premiums, and your ability to get insured in the first place.
To understand how home age affects coverage across the U.S., Guardian Service analyzed U.S. Census Bureau data to pinpoint where the nation’s oldest — and youngest — homes are concentrated. Our findings offer insight into what insurance carriers look for, where risks are highest, and what homeowners can do to protect their property (and their wallet).
About Guardian Service: We’re an independent insurance agency based in Raleigh, North Carolina, reimagining the insurance experience for homeowners. Our agents aren’t commissioned (seriously — zero commission), and our entire model is based on getting the right coverage for each person by continually re-shopping across 30+ carriers. It’s insurance designed to adapt to homeowners, not the other way around.
Key Takeaways
- The typical U.S. home is 44 years old, built in 1981 — old enough for insurers to flag risks like outdated wiring, plumbing, or roofing.
- Homes in the Northeast are the oldest, with a median build year of 1965. In the South, the median home was built around 1989, which often makes them easier and cheaper to insure.
- Certain features common in older homes — like wood shake roofs, knob-and-tube wiring, or galvanized pipes — can lead to higher premiums or disqualify you from standard coverage.
- Updating outdated infrastructure and keeping good records can make an older home more insurable and unlock discounts from certain carriers.
- Experts say many buyers don’t consider how home age affects their coverage or claims process until they face a denial, rate hike, or unexpected out-of-pocket repair.
What Drives Insurance Premiums Beyond the Age of a House
Did You Know?
Age alone doesn’t automatically mean higher premiums. According to the National Association of Insurance Commissioners (NAIC), insurers focus on the condition of your home and the state of its systems — not just the year it was built. An older home with updated plumbing, electrical wiring, and roofing can be less risky to insure than a newer home with unmaintained or damaged systems.
Certain features common in older homes often increase insurer concern and lead to higher premiums or coverage restrictions. Anthony Verreos, Strategic Insurance Advisor for Real Estate Bees, explains that “general concerns are the age of the roof, electrical, plumbing, heating…knob and tube wiring…[and] galvanized steel pipes.”
Roofing
The age, material, and slope of a roof all matter to insurers. Older roofs, especially those over 15 years, may only qualify for actual cash value (ACV) coverage, which reduces your payout after a claim due to depreciation. Some insurers offer endorsements that provide replacement cost value (RCV) coverage for roofs under 15 years old. This structure encourages homeowners to maintain or replace aging roofs before problems arise.
Plumbing
Galvanized steel pipes are a major red flag for insurers. Over time, they corrode and clog, increasing the risk of leaks and water damage. Insurers often charge higher premiums or deny coverage altogether if these outdated pipes are still in use. Replacing them with modern materials like PEX, a popular, flexible and durable plastic tubing, can potentially lower your premium.
Electrical
Old electrical systems like knob-and-tube wiring and outdated fuse boxes increase fire risk, so many insurers require upgrades before offering coverage. While these systems don’t directly cause water damage, moisture from leaks or flooding can create dangerous conditions when combined with faulty wiring. According to the U.S. Fire Administration, aging electrical components are a common cause of home fires, especially when exposed to water.
Foundation
Foundation issues can signal structural instability and lead to costly repairs. Cracks, shifting, and water intrusion are common in older homes and often result in claims that may not be covered by standard policies. Insurers typically want to see a history of maintenance or professional inspection reports if the home is showing signs of settling or movement. Homes with active foundation problems may require specialty coverage or come with higher deductibles.
Why Premiums (and Sometimes Deductibles) Increase
Older homes tend to experience maintenance issues more frequently, which raises insurers’ risk exposure. Dr. Zhixin Wu, Professor of Business Analytics and Ian M. Rolland Professor of Mathematical Sciences at DePauw University, notes that “insurance carriers value well-maintained properties because they present lower risk,” reflecting NAIC’s emphasis on updated systems.
According to FEMA’s Building Codes Toolkit and industry data, the primary reasons insurance costs rise with older homes include:
- Higher expected claim payouts due to frequent maintenance issues
- Increased repair costs, especially when historic or legacy materials are involved
- Underwriting challenges from outdated or poorly documented systems
Dr. Brandan E. Wheeler, Assistant Professor at Alabama A&M University, observes that “some companies are even avoiding risks associated with older homes… Insurance companies are becoming more selective in general.” Until these systems are modernized, insurers view them as higher risk, particularly in areas prone to severe weather.
Verreos points out that “most insurers do not impose higher deductibles, but it is a newer trend. Most insurers are not providing discounts appropriate to higher deductibles, making them a bad deal.”
Protecting Yourself as a Buyer
Homebuyers can arm themselves with knowledge and reduce surprises by getting specialized inspections and working with sellers to obtain a CLUE report (Comprehensive Loss Underwriting Exchange), a detailed history of insurance claims on the property. Checking your state’s disclosure laws and having a clear understanding of your home’s systems can also help you negotiate better coverage and premiums.
What is a CLUE Report?
Why it matters: Before buying a home, request a CLUE report from the seller. It can reveal past damage or recurring issues that may not show up in a basic inspection.
How to get one: Only the current owner can request the report, which is free once a year through organizations like LexisNexis. Buyers should ask the seller to provide a copy during the disclosure process.
How Home Age Varies Across the U.S. and What It Means for Your Insurance
Some parts of the U.S. simply have older homes, translating to higher insurance costs and maintenance risk in those regions. Northeastern states like New York, Rhode Island, and Massachusetts have some of the oldest housing stock in the country, with median build years of 1959, 1963, and 1964. These homes are more likely to need updates to roofing, plumbing, or wiring to meet modern standards.
In contrast, fast-growing southern states tend to have newer homes. Recent U.S. Census data shows that states like Nevada (1997), Texas (1994), and North Carolina (1993) have expanded their housing supply to accommodate an influx of residents. Between July 2023 and July 2024, the South was the only region to gain domestic migrants, led by Texas (+85,000), North Carolina (+82,000), and South Carolina (+68,000).
Here’s how home age varies across the country:
Which North Carolina Cities Have the Oldest (and Youngest) Homes?
Hurricane Helene brought destructive winds and severe flooding to North Carolina in September 2024, causing widespread devastation and putting countless homes to the test. According to the U.S. Census Bureau, many of the hardest-hit areas were rural and socially vulnerable counties, where older and mobile homes are more common. These properties were especially susceptible to damage due to aging infrastructure and outdated building standards.
Dr. Wheeler points out, “In the Southeastern United States, where I live, trees sometimes fall over or have branches broken off during storms, which increases the risk of damage to nearby homes. As a result, insurance companies are avoiding these risks by either cancelling policies or charging higher premium amounts.”
With a median home age of 32 years, North Carolina’s housing stock includes a mix of older neighborhoods and newer developments. The map below shows which cities have the 20 cities with the oldest and youngest homes, giving homeowners a clearer picture of how age varies across the state.
Old But Insurable: How to Keep Your Home Covered as It Ages
You can’t change the year your home was built, but you can make it easier to insure. Insurers care less about the age of the home and more about the condition of its systems. These steps can help reduce your premiums and improve your odds of getting full coverage:
Update Critical Systems
Replacing outdated plumbing, wiring, or roofing can reduce your risk profile significantly. For example, swapping out galvanized or polybutylene pipes for modern materials like PEX (a flexible, durable plastic tubing) can help you avoid leaks and insurance surcharges.
Dr. Wheeler notes, “Some insurance companies will provide discounts if older systems are upgraded, but homeowners will want to find out this information as they are seeking out insurance or renewing their coverage.”
Document Renovations
Keep receipts, take before-and-after photos, and save copies of permits and contractor invoices. If your systems are up to date but you don’t have documentation, insurers may assume the worst.
Bundle Your Coverage
Combining home and auto insurance with the same carrier can sometimes unlock discounts. It also makes renewals and claims handling a little more straightforward.
Raise Your Deductible Carefully
Increasing your deductible can lower your premium, but only do this if you can comfortably afford the higher out-of-pocket cost in the event of a claim.
Look For Specialized Carriers
Some insurers cater specifically to older or historic homes. These companies may be more willing to cover antique features or provide coverage options that standard carriers won’t.
Verreos offers a simple way to think about it: “Treat your home like it’s a classic car — love it into top condition.”
Advice If You’re Shopping for Insurance
If you’re insuring an older or recently purchased home, it can feel overwhelming. However, knowing what to look for helps you avoid surprises and potentially save money.
- Ask what systems could disqualify the home from coverage. Insurers may deny coverage outright if the property has old electrical (like knob-and-tube wiring), outdated plumbing (such as galvanized or polybutylene pipes), or a roof past its prime.
- Understand how claims will be paid out. Does your policy use replacement cost (what it would cost to repair or rebuild today) or actual cash value (which subtracts depreciation)? The difference can be thousands of dollars after a claim.
- Read the exclusions closely. Many policies don’t cover preventable damage like slow leaks, mold, or deterioration from wear and tear. Roof and water damage are especially common gray areas, so clarify when and how those losses are covered.
- Consider “e-insurance” options but verify credentials. Digital-first insurers often have lower rates and faster quoting, but make sure they’re licensed in your state and have good claims-handling reviews.
- Know what is not usually covered. Standard homeowners insurance doesn’t include flood, earthquake, or sewer backup damage. If you live in a high-risk area, you’ll likely need separate coverage such as a flood policy through the National Flood Insurance Program.
- Take steps to reduce risk. Some upgrades can help lower premiums: replacing aging systems, installing storm-resistant roofing, or reinforcing windows. FEMA’s Homeowner Mitigation Checklist includes ideas to better protect your home from natural disasters.
What should you ask your agent?
- Will this policy cover my older home at replacement cost or actual cash value?
- Are there any surcharges or higher deductibles based on the age of my home or the condition of the roof?
- What documents or proof do I need to provide to qualify for discounts on upgrades or safety improvements?
- Are there specific system updates or repairs required to keep my policy active at renewal?
- Does the policy have any special coverage limits or exclusions specifically because of my home’s age?
- Can I add endorsements for extra protection like windstorm or earthquake insurance?
- How long does the claims process usually take, and what kind of support will I get if I need to file one?
Methodology
Guardian Service analyzed data from the U.S. Census Bureau 2023 American Community Survey to find the regions, states and North Carolina cities with the oldest (and youngest) homes. Only cities with a population of 1,000 or higher were included. Median construction years are not available for cities where the median home was built in 1939 or earlier. Median home age is based on the year 2025.
We weighted responses to align with population demographics across age and gender to be representative of all U.S. adults (aged 18+). The margin of error is +/- 2% with 95% confidence.
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We encourage journalists and reporters to share our findings on how home age impacts your insurance. If you choose to do so, please link back to our original story to give us proper credit for our research.
For questions or expert insight into our research: dayna.edens@ulw.guardianservice.com
Data Journalist
Sam M. Huisache is an Austin-based writer, researcher, and data analyst. Their work has been featured in The New York Times, Forbes, USA TODAY, and MarketWatch. Sam studied political science at New York University and social enterprise management at The George Washington University.
