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Most traditional lenders will not loan against a house with a leaking roof, and some lenders won’t lend against a home with a roof near the end of its lifespan. If the roof on your new home is in poor condition, you may need to have the seller offer a credit for a roof replacement after closing, or you can opt for a renovation loan—also called a 203k loan—to bundle the house and the roof replacement into one loan.

Concrete tile roofs last for an average of 50 years, but you could see more than that if you’re diligent about repairs, roof inspections, and maintenance to avoid major damages. Concrete tile roofs are prone to cracking, so they may not last as long without needing repairs in areas with extreme weather, especially hail.

You should plan on replacing architectural shingles every 20 to 25 years in most cases, although you could see up to around 30 years of useful life. Replacing your roof before it reaches the end of its life is a good idea because it reduces the risk of roof failure and roof leaks, which can contribute to extensive property damage and hefty repair costs. Your shingles’ life span can be shorter if you live in an area that sees a lot of extreme weather, so plan on getting a roof inspection done every few years to identify the best timeline for replacement.

While the terms of individual home insurance policies vary, most premiums won't increase if it's been a long time since a homeowner has filed a claim. However, more frequent claims will lead to a higher homeowners insurance premium. Other factors that influence whether your premium will increase include your claim history and the type of damage in the claim.