Can you insure that house? Usually, yes. But in Saskatoon and area, as of November 2026, a home’s age, wiring, heating, roof, plumbing and water history, or features like a wood stove, pool or suite, can raise your premium, add conditions or narrow your coverage. Get a quote before you remove conditions, and shop around if one insurer makes it hard.

Updated November 12, 2026 by Clayton McNally & Jessica Hamel, REALTORS®, Trusted Realty, Powered by RE/MAX Saskatoon

Why Should Buyers Think About Insurance Before Making an Offer?

Because an accepted offer doesn’t guarantee you can insure the home, and your lender will typically want proof of home insurance before it releases your mortgage funds. Most buyers don’t call an insurer until conditions are almost up. By then, a surprise about the wiring, the roof or the plumbing leaves very little time to sort it out.

The good news: most homes in Saskatoon, Warman, Martensville and area are insurable. The items below don’t make a house a bad buy. They’re simply the things insurers ask about most, so you can find out early what each one means for your coverage and price.

A quick word on the rules. In Saskatchewan, electrical, gas and plumbing permits and inspections are handled by the Technical Safety Authority of Saskatchewan (TSASK). That’s the regulatory side. What an insurer will accept, charge for or require is a separate business decision, and it varies from one insurance company to the next. Always confirm the details directly with your insurer or broker.

Quick Reference: What Insurers Ask and What to Request

1. Can You Insure an Older Home in Saskatchewan?

Yes, older homes are insured every day in Saskatchewan. Insurers simply look more closely at them, because the age and condition of the major systems (electrical, heating, roof and plumbing) affect the risk of a fire or water claim. A 1950s home with updated wiring, a newer furnace and a recent roof can be easier to insure than a 1990s home that has never been touched.

That’s why maintenance history matters. Records showing when things were updated, and by whom, help an insurer see the home as it really is. When you’re viewing an older home, ask:

• When were the wiring, panel, furnace, water heater, roof and plumbing last updated?
• Are there receipts, permits or inspection reports for that work?
• Has there ever been an insurance claim on the property, especially for water?
• Were any renovations done by the owner rather than a licensed trade?

Our free What to Look For home viewing checklist helps you spot these items at showings, and our list of fixer-upper homes in Saskatoon is a good place to practise asking these questions.

2. Does Old Wiring Affect Home Insurance?

It can. Older wiring and panels are among the most common reasons an insurer asks for an inspection, an upgrade or a higher premium. The main ones to know:

• Knob-and-tube wiring (common in homes built before about 1950): an early system of single wires on porcelain knobs with no ground wire. Some insurers won’t cover it, some will give you time to replace it, and some will cover it after an electrician confirms it’s in good, unaltered condition.
• Aluminum wiring (used in some homes from the mid-1960s to the late 1970s): many insurers want it inspected and want proper connectors and devices rated for aluminum.
• Older panels and lower service, like fuse panels and 60-amp service: often flagged as higher risk, which can mean a request to upgrade.

Requirements vary between insurers, so ask early whether they need an electrician’s report, an upgrade before possession, or an upgrade within a set time. If work has been done, ask the seller whether it was done under a TSASK electrical permit. In Saskatchewan, electrical work needs a permit, and a permit record is useful documentation for your insurer.

3. Do Furnaces, Fireplaces and Wood Stoves Affect Home Insurance?

Yes, especially wood-burning appliances. Most Saskatoon homes heat with natural gas, and a well-maintained furnace rarely causes trouble. Insurers may still ask its age and when it was last serviced. Where things get more detailed:

• Wood stoves and wood-burning fireplaces: many insurers ask for an inspection by a WETT-certified professional (Wood Energy Technology Transfer) to confirm the installation and clearances are safe.
• Oil heating: uncommon in Saskatoon, but you may find it on some rural properties and acreages. Insurers will want to know the tank’s age, location and condition.
• Supplemental heat like space heaters in a garage or shop, or a pellet stove, should be disclosed too.

Mention every heating source when you get a quote. Leaving one out can cause problems later if you ever need to make a claim.

4. Does an Old Roof Affect Home Insurance?

It can. Roof age matters because an older roof is more likely to leak or be damaged by hail and wind. Depending on the insurer, an aging roof can mean a higher premium, a request for an inspection, or limits on roof coverage, such as paying the depreciated value of an old roof rather than the full cost to replace it.

Ask the seller:

• What year was the roof last replaced, and was it a full tear-off or a layer over old shingles?
• Is there an invoice or warranty from the roofer?
• Has there been any hail damage or roof leak claim?

Your home inspector will comment on the roof’s condition, but an insurer usually needs the actual year it was replaced, so get that in writing if you can.

5. How Do Plumbing, Sewer and Water History Affect Home Insurance?

Water damage is one of the most common home insurance claims in Canada, so this is where insurers ask the most questions. The key items for Saskatchewan buyers:

Poly-B and other older plumbing

Poly-B (polybutylene) is a grey plastic water line common in homes built or renovated from the late 1970s to the mid-1990s. It doesn’t make a house uninsurable, but insurers handle it very differently. Depending on the company, it might mean a higher premium, a higher water-damage deductible, a requirement to replace it within a set time, or limits on water coverage. This is one of the clearest examples of why shopping around matters.

Sewer backup coverage

A standard home policy covers sudden and accidental water damage, like a burst pipe. According to the Insurance Bureau of Canada, damage from a sewer backup is only covered if you add optional sewer backup coverage. Overland water (from heavy rain, spring melt or flooding) is also optional, and in some higher-risk areas it may be limited or unavailable. When you get your quote, ask specifically about both, and about the coverage limit and deductible for each.

Backwater valves and sump pumps

A backwater valve stops sewage from flowing back into your basement, and a sump pump moves groundwater from the weeping tile away from the house. Newer Saskatoon homes are built with backwater valves, but many older homes don’t have one. Insurers may ask whether the home has one, and some may price or offer sewer backup coverage differently based on the answer. Ask the seller whether there’s a backwater valve and where it is, how old the sump pump is, and whether it has a backup.

Previous water damage

Ask whether the basement has ever had water in it, from what cause, and whether a claim was made. Look for signs at showings like staining, fresh paint low on basement walls or a musty smell. Saskatchewan buyers should look into a property’s water and sewer history because a past backup or claim can affect what an insurer offers you.

For more, see our guides to sump pump best practices, protecting your house from rain damage and improving your property’s grading.

6. Which Property Features Should You Tell Your Insurer About?

All of them. Features that change the risk of injury, fire or water damage can change your coverage or premium, so list them when you ask for a quote:

• Swimming pools and hot tubs: insurers often ask about fencing, gates and locking covers, since these mainly affect your liability coverage. Browsing homes with a pool? Mention it on your first call.
• Detached garages, shops and outbuildings: these may need their own coverage limits, especially if there’s heat, a wood stove or a business inside.
• Secondary suites and rentals: if anyone other than your household will live there and pay rent, tell your insurer. Rental use may need different coverage. See our income properties page if you’re shopping for a home with a suite.
• Vacant properties: many policies limit or change coverage if a home sits empty for an extended period, which matters if your possession date leaves a gap before you move in.
• Acreages: wells, septic systems, extra buildings and the distance to the nearest fire hall can all affect your quote. Our acreages for sale page covers more of what to check outside the city.

7. When Should You Get a Home Insurance Quote?

As soon as your offer is accepted, and before you remove your conditions. Insurance isn’t always its own condition in an offer, so it needs to fit inside your financing and inspection condition period. If an insurer asks for an electrician’s report, a WETT inspection or a roof invoice, you’ll want time to get it.

Because your lender will want proof of insurance before funding, an insurance problem can turn into a financing problem. If you can’t get the coverage your lender requires, the deal can stall. Our guide to pre-approval vs. final mortgage approval explains what your lender checks before closing.

From our own deals: some insurance agencies make getting coverage much harder, and often more expensive in the end. One of our buyers came to us with an exhaustive list of questions their insurance agency wanted answered about the property. These were things that wouldn’t come up on a home inspection, and that no normal buyer or seller would know. Instead of trying to work through it, we recommended they speak to an insurance agency we’ve had nothing but good experiences with. Once they made the switch, the process became very easy and they had insurance right away. The lesson: it’s very important to shop around.

What Should You Have Ready When You Call for a Quote?

Use this checklist so your broker or insurer can give you an accurate quote the first time:

• The address, year built and type of home (house, condo, townhouse, mobile home)
• Square footage (in our market, listed square footage counts above-ground living space only, so mention a finished basement separately)
• Roof age and material
• Furnace and water heater age, and every heating source, including wood-burning
• Electrical panel type and amperage, and the wiring type if known
• Plumbing material (copper, PEX, Poly-B, other)
• Backwater valve and sump pump details
• Pools, hot tubs, outbuildings, suites or rental plans
• Any known past water damage or claims
• Your possession date and your mortgage lender’s details

Once you own the home, keep all of this in our free Home Records & Warranty Tracker so renewals, claims and your eventual sale are easier.

Frequently Asked Questions

What can make a house uninsurable?

Very few homes are truly uninsurable, but some insurers will decline a home with unaddressed knob-and-tube wiring, an unsafe wood stove installation, a roof near the end of its life, active water problems or repeated past claims. Another insurer may accept the same home with conditions, so a “no” from one company isn’t the final answer.

Does knob-and-tube wiring affect home insurance?

Yes. Some insurers won’t cover it, some give you time to replace it, and some accept it after an electrician confirms it’s safe. Ask before you remove conditions.

Does Poly-B plumbing affect home insurance?

Often, yes. Insurers may charge more, raise the water-damage deductible, limit water coverage or require replacement within a set time. Others are more flexible, so compare quotes.

Does an old roof affect home insurance?

It can mean a higher premium, an inspection, or roof coverage based on depreciated value rather than full replacement. Have the year of the last replacement ready.

Is sewer backup covered by standard home insurance in Saskatchewan?

No. Sewer backup coverage is an optional add-on, and overland water coverage is a separate option. Ask for both, and check the limits and deductibles.

When should I get home insurance when buying a house?

Get a quote right after your offer is accepted and before you remove conditions, then have the policy in place for possession day.

Will my lender require home insurance?

Lenders typically require proof of home insurance before they release mortgage funds. Confirm the exact requirements with your lender or mortgage broker.

What if an insurer won’t cover the house I want?

Shop around. Insurers set their own rules, and a home one company finds difficult may be straightforward for another. Ask us who we’ve had good experiences with.

Where Can You Learn More About Buying a Home in Saskatoon?

Start with our free Saskatoon Home Buyer’s Guide, which walks through every step of buying. Then read costly mistakes homebuyers should avoid, print our Possession Day Walkthrough Checklist, and look up any unfamiliar listing terms in our Real Estate Glossary.

Found a Home You Love?

Before you make an offer, let’s make sure you know what questions to ask. We’ll help you spot insurance red flags at the showing, write conditions that give you time to get a quote, and work through the inspection with you. Talk to Clayton and Jessica, your trusted REALTORS®: call or text Jessica at 306.241.6029 or Clayton at 306.341.4401, get in touch here, or browse homes for sale and book a showing.

Sources

Insurance Bureau of Canada, guidance on sewer backup and overland flood coverage (April 2026). Technical Safety Authority of Saskatchewan, homeowner permits for electrical, gas and plumbing work. City of Saskatoon, sewer backup information. Canadian Underwriter, managing insurer concerns about knob-and-tube wiring. This article is general information, not insurance or legal advice; coverage and requirements vary by insurer.