Published August 29, 2026
Minnesota is one of the most expensive hail and wind states in the country, and multifamily carriers price accordingly. Underwriters look at a short list of physical facts about your building. Four of them are things you can change with exterior work.
What underwriters actually score
1. Roof age and material. This is the single biggest factor. Many carriers move to actual cash value (depreciated) roof settlement once a roof passes 15 to 20 years — which can turn a $90,000 hail claim into a $35,000 check. Replacing an aging roof can restore replacement-cost coverage.
2. Impact and wind rating. Class 4 impact-resistant shingles carry a premium credit with most Minnesota carriers. The credit varies, but on a hail-exposed building it commonly offsets a meaningful share of the upgrade cost over the roof's life.
3. Water-loss history. Frequency matters more than severity. Three small unit leaks hurt your renewal more than one large storm claim. Drainage, gutter, and plumbing-adjacent work that stops recurring small losses protects your loss run.
4. Tree proximity and condition. Overhanging limbs and dead trees near structures are a documented exposure. Some inspectors photograph them and require correction as a condition of renewal.
Project-by-project
| Project | Typical cost | Insurance effect |
|---|---|---|
| Roof replacement (aging roof) | $8–$16 / sq ft | Restores RCV settlement; removes ACV endorsement risk |
| Class 4 impact shingle upgrade | +$0.75–$2.00 / sq ft | Premium credit with most MN carriers |
| Gutter/downspout + grading correction | $1,500–$8,000 | Reduces water-loss frequency |
| Hazard tree removal | $600–$4,500 / tree | Removes a cited exposure at inspection |
| Siding and flashing repair | Varies | Prevents moisture claims, improves inspection outcome |
| Walkway and stoop repair | $600–$5,000 | Reduces liability exposure |
Do the paperwork side too
- Keep dated completion documentation and invoices for every exterior project.
- Send roof replacement documentation to your agent immediately — the credit does not apply itself.
- Photograph the roof and grounds annually so you can prove pre-storm condition.
- Ask your agent specifically what credits your carrier offers for impact-rated roofing before you spec the shingle.
One important Minnesota note
Minnesota law prohibits a contractor from paying, waiving, or rebating your insurance deductible. Any contractor offering to "cover your deductible" is proposing something illegal, and it puts your claim at risk. Walk away.
Get the exterior scored
We inspect Twin Cities apartment exteriors, document condition with dated photos, and quote the work that carriers care about. Licensed MN remodeler QC807391, insured, COI and W-9 on request.
Call 612-400-8036.
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Frequently asked questions
Does a new roof lower insurance on an apartment building in Minnesota?
It usually restores replacement-cost settlement, which many carriers withdraw once a roof passes 15 to 20 years, and impact-rated shingles carry an additional credit with most Minnesota carriers.
Do insurers care about trees near apartment buildings?
Yes. Overhanging limbs and dead trees near structures are commonly photographed at inspection and can be required corrections at renewal.
Can a contractor cover my insurance deductible?
No. Minnesota law prohibits contractors from paying, waiving, or rebating an insurance deductible. Any contractor offering it is proposing something illegal.