What's going on
More insurance companies now use aerial and satellite images to spot possible roof problems without sending anyone out. When something looks wrong from above, the homeowner may get a letter asking for repairs, photos or an inspection, and some of those letters decide whether the policy renews.
According to Kiplinger, insurers looking at these images flag roof condition (missing shingles, discoloration, sagging), trees and plants touching the roof, and clutter or debris they consider a fire or safety hazard. Of everything on that list, what we see most on Santa Barbara roofs is discoloration from algae, moss and lichen, and leaves piled up in the valleys.
The photos are not always right. In December 2024, ABC7 reported on a San Francisco couple whose insurer of nearly 50 years declined to renew them, citing moss, mildew, algae and mold it saw in aerial photos. They hired a roofer, who found none of that and backed it up with more than a dozen photos from every angle. The couple appealed with his report and heard nothing for three weeks. The insurer reissued the policy within an hour of ABC7 contacting the company's CEO.
The state has noticed. Under current law, an insurer that doesn't plan to renew a homeowners policy generally has to give you at least 75 days notice. SB 1301, by State Senator Ben Allen, was signed into law on September 27, 2026, and most of it takes effect January 1, 2028. From then on, nonrenewal notices will have to come at least 90 days ahead, with the reason and how to dispute it. And if the problem can be fixed, the insurer will have to tell you at least 120 days before the policy ends what it would take to be renewed, and give you at least 90 days to do it.
A separate bill, AB 1559 by Assemblymember Lisa Calderon, goes after the aerial photos themselves. It would give homeowners notice before aerial images are taken, copies of the images on request and with any nonrenewal, limits on using images older than 180 days, and an in person check on request. It passed the Assembly 77 to 0 in May 2026 but had not become law as of November 2026. Until the new rules kick in, the steps below are on you.
Why Santa Barbara roofs get flagged
Our weather is easy on people and hard on roofs. Near the coast, the marine layer leaves roofs damp on a lot of mornings, and shaded and north facing sections stay damp longer. That is all algae, moss and lichen need.
- Clay tile darkens as lichen and moss settle in, especially on north facing slopes and under trees. From the air, a terracotta roof can look dark and patchy.
- Shingle roofs pick up black streaks from algae, which reads as discoloration in an aerial photo.
- Oaks, sycamores, pines and eucalyptus drop leaves, needles and bark into roof valleys and gutters. A pile of dry debris on a roof is easy to spot from above.
A lot of what gets flagged is on the surface and comes off with the right cleaning. But growth can also hide real problems, like cracked or slipped tile, and those need a roofer, not a cleaner.
What to do when the letter arrives
- 1
Read exactly what the letter says
Figure out which kind of letter it is: a request to fix something by a certain date, or a notice that your policy won't be renewed. Write down the condition it names (moss, debris, branches, worn roofing), what it asks you to do, and the deadline. Everything else works backward from that date.
- 2
Ask for the photos and their dates, in writing
Ask your agent or the insurer for the images behind the decision and the date each one was taken. An old photo can show a problem that was fixed long ago, and a shadow or a stain can look like something it isn't. If they won't share the images, ask how you can challenge the findings.
- 3
If the deadline is close, ask for more time
If you can't get the work or an inspection done in time, call your agent or the insurer right away. Tell them what you have scheduled and ask for an extension. Get any extension in writing.
- 4
Get a real look at the roof
A roof cleaner can tell you what is growing on the surface. Damage is a different job: broken or slipped tile, missing shingles, leaks or worn out roofing need a licensed roofer, who can give you a written assessment with dated photos. That is what the San Francisco couple did. Please don't climb up there yourself to take pictures. Tile breaks underfoot, and a damp roof is slippery.
- 5
If the problem is real, fix it the right way
Moss, algae and lichen come off with low pressure soft washing, which kills the growth at the root. Leaves and needles need to come out of the valleys and gutters, and branches touching the roof should be cut back. Skip the pressure washer. High pressure can crack clay tile and strip the granules off shingles, and roofing manufacturers call for low pressure cleaning instead. If there is damage under the growth, cleaning won't fix it, and a roofer should.
- 6
Document everything
Take dated photos of every slope before and after the work, from above if you can, plus a few close ups. Keep a written record of what was done, when and by whom. Current photos from above are the most direct answer to an aerial photo, though it is up to your insurer to decide what it accepts.
- 7
Send it before the deadline
Send your agent or the insurer the date of the work, a short description of what was done, photos of the areas they flagged, and any inspection report they asked for. Ask them to confirm in writing that they received it and that the issue is resolved. Keep a copy of everything you send.
- 8
If you still think the decision is wrong
Ask your agent to explain the decision in writing and how to dispute it. Separately, get quotes from other carriers so you have a backup. If you think the insurer treated you unfairly, the California Department of Insurance takes consumer complaints at 800-927-4357.
Amy Bach of United Policyholders, a consumer group, said in the ABC7 story that insurers should tell homeowners which conditions break their rules, give them a reasonable amount of time to fix them, and renew once they are fixed. That is her recommendation, not a rule insurers have to follow today, though SB 1301 will turn part of it into law in 2028. If your letter is vague, it is still fair to ask for those specifics.
Quick checklist
- Write down what the letter asks for and the deadline
- Ask for the photos and their dates, in writing
- Need more time? Call right away and get any extension in writing
- Have a roofer check for damage, and have growth and debris cleaned off
- Take dated photos of every slope, before and after
- Send the work date, a description, photos and any report they asked for
- Get written confirmation that the issue is resolved
- Keep copies of everything
HOAs and neighborhood groups are welcome to share this list with a link back to this page.
How to keep it from happening again
Check the roof valleys and gutters before the rainy season, especially under trees and on shaded sections. A roof that gets soft washed when the growth starts to show, with branches kept off it, holds up much better to a photo from above. Soft washing kills the growth at the root, so a clean roof stays clean 4 to 6 times longer than one that was pressure washed.
Keep the dated photos and receipts from every cleaning in one place. If a letter ever comes, you will already have most of what you need to answer it.
If you got a letter and want help
Every roof cleaning we do comes with a Roof Condition Report: drone photos of the whole roof before and after, plus a one page certificate you can send to your insurer. It is a record of the cleaning, not a roof inspection, and your insurer decides what it accepts. Call or text me at 805-689-4079 with a few photos of your roof and the date on your letter.
Sources
- ABC7 News, December 2024: insurer drops San Francisco couple over aerial photos, roof inspector refutes it
- Kiplinger, January 2026: how insurers use drone and satellite images
- Digital Democracy, SB 1301: bill summary, votes and effective dates
- Digital Democracy, AB 1559: votes and current status
- Office of Assemblymember Lisa Calderon, January 2026: AB 1559 announcement
- California Department of Insurance: consumer hotline and complaint forms
I'm a roof cleaning contractor, not an attorney or an insurance agent. This guide is what I know about roofs and documenting the work. Your policy and your insurer's letter are what count, so talk to your agent about your situation.