Homeowners renewal underwriting where only the renewals whose hazard or roof changed reach an underwriter
Only the renewals whose hazard or roof changed reach an underwriter.
See one case, screen by screen ↓The work of re-reading each homeowners policy before it renews against what changed since last year — hazard scores, roof age and condition, aerial captures and claims — and deciding to renew, re-rate, inspect or not renew, inside the state notice dates. Homeowners Renewal Underwriting re-scores every renewal 90 days out and brings only the ones that changed to an underwriter.
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Every renewal season the whole homeowners book has to be re-read against data that moved since last year: a new hail season, new wildfire and wind scores, a roof one year older, a new aerial capture, new claims. Today that is a list, worked policy by policy, and the underwriter reaches the end of it close to the state notice dates. In Colorado and Texas a nonrenewal needs at least 60 days' notice; miss the date and the policy renews at last year's terms.
The data is there. Deciding on it, consistently and on time, does not scale. Similar homes on one street get different answers depending on who read them and when. A condition finding taken from a blurry, dated or wrong-parcel image is what several state regulators have now warned against. And a re-rate letter that says only “risk characteristics changed” invites the complaint, because the insured cannot see which factor moved.
Estimated split for one changed renewal that needs a roof inspection, by hand and with the solution. Larkmoor’s decision cutoff falls 15 days after the review opens.
Six specialist agents re-score every renewal and split each change by factor; the underwriter swipes Renew, Re-rate or Inspect.
The January 2027 renewals for Colorado and Texas were re-scored overnight on Oct 12. On top of the deck: the Brennan home in Castle Rock, 29 days from its Colorado notice date. Here is what happens next, screen by screen, in the working solution.
All 18,460 policies renewing in January were re-scored on hazard model 2026.2, the summer captures, permits and claims. 1,284 moved 8 points or more, or picked up a new condition finding; the other 17,176 renew as they are. Jenna's deck opens with 382 left to decide, 902 already decided this season and the next cutoff on Oct 26.
First line of the agents’ run: “Re-scored on new data · 61 → 79 — hazard model 2026.2 · capture Aug 27, 2026 · permits · claims.”
Policy HO3-CO-2207814, Mark and Alicia Brennan, 7342 Saddleback Court, renews Jan 9, 2027. Jenna drags the slider from the Jul 18, 2025 capture to Aug 27, 2026: 14 missing tabs appear on the south slope, the cottonwood canopy now covers 21% of the roof, juniper sits 25 ft from the house. The score climbs as each one comes into view and lands on 79, up 18.
The roof installed in 2009 is 17 years old at renewal — in the 15+ band for a hail state.
Missing shingles +8 (capture Aug 27, 2026, confidence 0.91), tree overhang +4 (9% → 21%), roof age +3 (permit CR-09-2231), wildfire fuel +3 (wildfire score 3 → 5). The renewal file lists every value last year and this year with its source: the roof condition score went 4.1 → 2.9, hail and wind did not move, the flood zone stays X on the FEMA panel.
The review opened Oct 12, the morning of the overnight re-score. Larkmoor's decision cutoff is Oct 26, 14 days away. The Colorado notice date is Nov 10, 29 days away, 60 days before the Jan 9 renewal. The worklist is ranked by cutoff, and the underwriter and manager are warned ten days before one with the renewal still open.
Never lets a cutoff pass without a person deciding.
The shingle loss comes from one image, so the recommendation is Inspect, not re-rate. Guideline HO-7.3 asks for a field inspection before any adverse action on a roof condition finding from an image alone. If the inspector confirms it, the projected re-rate is +$618. Similar homes on the same street, decided under the same rules, sit beside it: 7366 Saddleback Ct inspected, repaired and renewed; 7290 inspected and re-rated +$540.
“HO-7.3: A roof condition finding from an image alone needs a field inspection before any adverse action. Never a nonrenewal from an image.”
Jenna swipes Inspect. An exterior roof inspection, IN-4490, goes to Summit Field Inspections, due back Oct 22, four days before the cutoff. The next renewal is Grant Hollis in Parker: a new Class 4 roof on permit, 13 points down, renew with a $402 credit under HO-4.2.
“Brennan → Inspect · order IN-4490 to Summit, due Oct 22.” Undo is one click away.
The inspection letter to the Brennans is drafted in Colorado wording: their policy is not cancelled and their coverage does not change while this is done; four numbered reasons follow, each with the photo or record behind it; Summit Field Inspections will call to arrange an exterior inspection by Oct 22, 2026, at no cost; if the roof has been repaired, or their own roofer has inspected it, they can send that report instead. Each reason is tied in the margin to its factor and source.
Nothing is sent until an underwriter signs — “I reviewed this letter and every reason in it.”
Each order carries a scope written from the factors: count missing or damaged tabs on every slope, confirm covering and age from the shingle and permit tag, check the attic for staining. When IN-4471 came back for 2950 Cottonwood Point, 11 missing tabs were confirmed with underlayment exposed; the underwriter chooses between re-rate +$428 and renew with a repair condition. This season 97 reports came back, median 6 days; 36 cleared the finding.
Dana Whitfield in Highlands Ranch: the Aug 2026 capture sits 14 m off the parcel line, so the missing tabs may be on 9871 Autumn Ash Way. Under HO-7.4 an off-parcel image is not used; the missing shingles are marked “not used”, the change shrinks to +6 from a hail day within a mile and the roof age, and the recommendation is to inspect this roof while a new capture is ordered.
Never uses an off-parcel or stale image. Confidence on every finding.
The nightly consistency check pairs similar homes with different outcomes: 14 pairs this season, 2 open. 3108 and 3114 Larkspur Ln, same 2008 roof, one inspected and one renewed as is — sent to Rafael. 884 Bluestem Ct, re-rated on an image without the inspection HO-7.3 asks for — flagged to reopen. Not one nonrenewal this season rests on an image.
The same January book, seen by the five people who carry it — what their season looked like, and what it looks like now.
Six specialist agents re-score every renewal and split each change by factor; the underwriter swipes Renew, Re-rate or Inspect.
Ninety days before renewal, pulls the new hazard scores, roof age, claims and capture for every policy and re-scores it; renews the unchanged ones on guideline.
Compares last year’s and this year’s aerial captures of the roof: missing shingles, tarps, granule loss, staining, tree overhang and fuel near the house; checks the image is sharp, current and on the parcel.
Splits each score change into the filed factors, each with its points, its source and its date, and says which come only from an image — so a letter can say exactly why.
Applies the guidelines and state rules to each changed renewal and recommends Renew, Re-rate or Inspect, citing the rule it used.
Works out each renewal’s state notice date and Larkmoor’s decision cutoff, ranks the worklist, and warns the underwriter and manager ten days ahead.
Drafts the inspection, re-rate and credit letters in plain words at an 8th-grade level, one reason per factor with its source in the margin, in the state’s wording and timing, with a copy to the producer.
Decides every card; manager approves nonrenewals. The agents propose; a named person decides.
Underwriters ask in plain words — or tell it what to change. Every answer points to the renewal file, worklist or guideline it rests on.
Why did the Brennan score jump 18 points?
Four factors, each from its own source. Missing shingles +8: about 14 tabs gone from the south slope in the Aug 27, 2026 capture, not in Jul 18, 2025. Tree overhang +4: the cottonwood now covers 21% of the roof, up from 9%. Roof age +3: installed 2009 on permit CR-09-2231, now in the 15+ band. Wildfire fuel +3: hazard model 2026.2 moved the score from 3 to 5. The shingles and the overhang come from one image, so the recommendation is to inspect before any re-rate.
Which renewals reach their notice date first?
The first cutoff is Oct 26, for renewals on Jan 9, 2027; their Colorado and Texas notice date is Nov 10, 29 days away. Nothing open has passed its cutoff. The worklist is open, earliest first.
Are similar homes getting different answers?
The nightly check found 14 pairs this season; 12 are resolved. Two are open: 3108 and 3114 Larkspur Ln in Lakewood — same 2008 roof, one inspected and one renewed as is — and 880 and 884 Bluestem Ct in Allen, where 884 was re-rated on an image without the inspection HO-7.3 asks for. I would send the first to Rafael and reopen 884.
Hold every renewal where the capture may show the wrong house
Done as a new rule, HO-7.7: any capture whose parcel match is worse than 5 m, or whose roof outline differs from the permit footprint by more than 15%, is held and a new capture ordered. On the open deck it holds 3 renewals, including Dana Whitfield on Autumn Ash Way, where the Aug 2026 capture is 14 m off the parcel line. It waits for Rafael Ortiz to approve.
12 screens from the working solution, on its sample data. Pick one to see it large.
The thresholds, factor points and rules the agents apply are settings. Every change is versioned, approved by the underwriting manager and re-run on the open deck.
| Setting | Default | Choose from |
|---|---|---|
| Change threshold | 8 points | Any number of points — renewals below it renew on guideline |
| A new condition finding always reaches an underwriter | On | On · Off |
| Hazard score age limit | 12 months | Older scores are refreshed before scoring |
| Credit check on score falls of 8+ points | On | On · Off |
| Factor points | As filed — rating plan HO-2026-03 | Points per factor, by the product manager |
| Guideline rules | 9 active · v14 | Each rule on or off; add a rule in one sentence |
| Nonrenewal and exceptions | Rafael Ortiz, underwriting manager | A named approver |
| Re-rate over $1,000 | Rafael Ortiz | A named approver |
Every figure is labelled: a target the solution is built to, an estimate, a typical published result, or a proven one.
“demo” = seen in the working solution, on its sample renewal book · “estimated” = our estimate · “typical” = published figures (NAIC data via Insurify — 2.02 million homeowners nonrenewals in 2024, +61%; Verisk, Roofing Realities 2025 — 60% higher loss costs on roofs in moderate or poor condition; Colorado HB 23-1174 and Bulletin B-5.46, Texas Ins. Code §551.105 — 60-day nonrenewal notice). People, companies, homes and addresses named on this page, including Larkmoor Mutual, are fictional — characters and sample data in the working solution.
The work of re-reading each homeowners policy before it renews against what changed since last year — hazard scores, roof age and condition, aerial captures and claims — and deciding to renew, re-rate, inspect or not renew, inside the state notice dates. Homeowners Renewal Underwriting re-scores every renewal 90 days out and brings only the ones that changed to an underwriter.
A renewal reaches an underwriter when its score moves 8 points or more, or when it picks up a new condition finding, whatever the score. In the January book that is 1,284 of 18,460 renewals; the rest renew on guideline. The threshold is a setting, and score falls of 8 points or more are checked for a credit.
No. A roof condition finding from an image alone goes to a field inspection before any adverse action, and a nonrenewal needs the underwriting manager and never rests on an image. Staining or discoloration alone is never a finding, and a capture more than 5 m off the parcel line or older than 12 months is not used.
The change explainer splits each score change into the filed factors, each with its points, source and date. The letter drafter turns those into one plain-language reason per factor, in the state's wording, with what the insured can do — send a permit for a new roof, or their own roofer's report — and a copy to the producer.
The notice clock keeper works out each renewal's state notice date — 60 days for a nonrenewal in Colorado and Texas — and the insurer's own decision cutoff ahead of it (75 days before renewal in the working solution). It ranks the worklist by cutoff and warns the underwriter and the manager ten days before a cutoff with the renewal still open.
Yes. The agents recommend Renew, Re-rate or Inspect and cite the rule; a named underwriter decides every renewal and signs every letter. Nonrenewals, exceptions and re-rates over $1,000 go to the underwriting manager, and guideline changes wait for the manager's approval.
Your policy system, aerial captures, hazard scores for wildfire, hail, wind and flood, permits and roof records, claims history and storm reports, and your inspection vendor. Every input carries its date, and a hazard score older than 12 months is refreshed before scoring.
The Agentic Solution Engine builds and deploys it from your requirements — your underwriting guidelines, rating plan, state notice rules and letter templates — and it goes live once every quality gate has passed. We will walk you through it on a sample of your own renewals first.
No bind, cancel or nonrenewal resting on one out-of-date picture.
1-min demoRate & Form Filing AutomationGaps caught before a regulator sees them; objections answered from the record.
1-min demoCompetitor Rate Filing AnalysisEvery competitor filing searchable, each answer cited to its filing page.
1-min demoWe’ll run Homeowners Renewal Underwriting on a sample of your own upcoming renewals.