What Is Georgia Act 277?
Here's something that's happening more and more in Savannah and Pooler that most people don't see coming: you open your mailbox, and there's a letter from your insurance company saying they're not renewing your policy. Reason? Your roof.
Not because it's leaking. Not because you filed a claim. Just because they looked at it — sometimes from a satellite photo — and decided it's too old or too risky. And now you're scrambling to find new coverage, probably at twice the premium.
How Insurers Are Using Satellites to Judge Your Roof
This isn't hypothetical. It's happening to homeowners across Georgia right now, and the state legislature just passed a new law because of it. Let's break down what's going on and what you can do about it.
Act 277 is a new Georgia law that went into effect on January 1, 2026. In plain English, it extends the notice period for homeowners insurance non-renewals from 30 days to 60 days.
Why This Is Happening in Georgia Right Now
Why does that matter? Because under the old rules, you'd get a letter saying "we're dropping you" and have just 30 days to find new coverage, fix your roof, or both. Anyone who's been through this knows that 30 days is barely enough time to get a quote, let alone schedule and complete a roof replacement.
The 60-day window at least gives you breathing room. But the law doesn't stop insurers from dropping you altogether — it just gives you more notice. The underlying problem hasn't changed.
What to Do If You Get a Non-Renewal Letter
This is the part that catches people off guard. Your insurance company doesn't need to send an inspector to your house anymore. They're buying high-resolution satellite images — the same kind of technology Google Maps uses — and running AI analysis to identify roof age, missing shingles, moss growth, ponding water, and general condition.
Some companies are also sending drones without telling the homeowner. You might not even know your roof was inspected until the non-renewal letter arrives.
The Proactive Move: Inspect Before They Do
And here's the frustrating part: these remote assessments aren't always accurate. Algae staining can look like damage from 500 feet up. A shadow from a tree can look like a missing shingle. We've had customers bring us their satellite assessment photos and the "damage" was literally a dark spot from an AC unit shadow.
Georgia sits in a complicated spot for insurers. We get hurricanes, we get hail, we get the intense summer heat that degrades roofing materials faster than inland states. After a string of expensive hurricane seasons, insurance companies are doing everything they can to reduce their risk exposure.
Don't Wait for the Non-Renewal Letter
That means they're looking for any excuse to non-renew high-risk policies. And the easiest justification? "The roof is past its expected lifespan." Never mind that a well-maintained roof in Savannah might have years of life left — if the math says it's "old," the algorithm flags it.
Don't panic — but do act fast. Here's the playbook:
⚠️ The Numbers Are Staggering
The smartest thing you can do? Get your roof inspected before your insurance renewal date. If there are issues, you fix them on your terms and your timeline — not in a 60-day scramble after a non-renewal letter.
We do free inspections for exactly this reason. We'll give you a written report that documents your roof's condition, remaining lifespan, and any maintenance items. If your insurer comes knocking, you'll have professional documentation ready.
🚨 You're at Risk If...
Get a free professional inspection before your insurance renewal. We'll document everything so you're ready — whether you need repairs, a replacement, or just proof that your roof is fine.