When does homeowners insurance cover roof replacement?

Roof insurance isn’t a standalone policy like home insurance or flood insurance. Instead, it’s a component of your home’s dwelling coverage that kicks in if your roof is damaged as a result of a covered peril. In this case, you’d receive a payout for the estimated repair costs minus your deductible. 

Factors that impact roof coverage 

Insurance providers assess several factors, including your roof’s age and the cause of the damage, to set coverage levels. 

Age of roof 

Wear and tear on your roof is normal with time. Still, insurers consider the materials used to construct your roof to determine how much coverage you’re eligible for should you need to file a claim. The average lifespan of a roof is 20–40 years, but yours could be longer or shorter depending on the quality of the materials. 

Another factor insurers take into account is the age of the roof. You could be denied coverage if your roof is 20 years or older. If your insurer does extend coverage to you, the policy will likely include stipulations. The latter could include a disclosure stating that the provider will only provide coverage for the roof’s cash value minus depreciation. 

Cause of damage

Your policy documents detail covered and excluded perils. It’s important to review this information so you’ll know what to expect if your roof gets damaged. 

• Covered perils: A standard home insurance policy covers 16 named perils, including falling objects, fire, windstorms, hail and weight of ice, snow or sleet. The specific causes of damage the insurer covers are outlined in your policy, along with any other pertinent information. Keep in mind that home insurance typically excludes mold damage unless it’s the direct result of a covered peril.
• Roof leaks: They aren’t covered if caused by normal wear and tear or subpar maintenance. But again, if the leak is caused by a covered peril, you could be in luck.
• Rodent damage: If a rodent chews a wire and starts a fire, the insurer may approve your claim. But if you decide to forgo pest control and rodents damage your roof, you’ll likely have to pay out of pocket for repairs.

According to home improvement site Angi, the average roof replacement costs $9,511, though factors such as size, height, pitch and material used could significantly increase or decrease that cost. So, the integrity of your roof isn’t something you should take lightly, and you want to be prepared with adequate insurance coverage should you need repairs in the future. 

Your roof will likely sustain minor wear and tear over time as a result of inclement weather. More specifically, rain, snow and hail might cause minor damage or weaken it and could warrant small repairs. 

Still, there’s no way to know if catastrophe will strike and cause severe damages that warrant major repair or replacement. For this reason, it's important to maintain your roof to the best of your ability and carry adequate coverage that can save you from financial distress if the unexpected occurs. Otherwise, you’ll be left to foot the bill out of pocket and could be denied home insurance until it’s fixed.

The only way to know what roof damages are covered or what’s specifically excluded is to read through your home insurance documents. And if the peril is covered, you also want to be mindful of the dwelling coverage limit, which is the maximum amount your insurer will pay. 

It’s equally important to understand if coverage is for the actual cash value of the roof or the replacement cost. The latter is more expensive, but offers more coverage. 

There are instances where a claim could be denied, even if the damage is related to a named peril, if it’s deemed cosmetic. To illustrate, if a storm occurs and breaks shingles, the insurer may expect you to cover the cost out of pocket. Or if a leak starts following a weather event and the insurer believes it’s a result of wear and tear, your claim could be denied.

If your roof is damaged by a covered event, here’s what to do next: 

1. Limit additional damage

The first thing to do after any damage to your roof is to make sure the situation doesn’t get any worse. As soon as it’s safe to do so, patch any holes or complete temporary repairs to prevent further damage, or you can hire help if needed. Your insurance company may reimburse you for any expenses involved.

2. Document the damage

Take photos and videos documenting all the damage and the measures you’ve taken in response. Note the times and dates when the damage occurred, what caused the damage and describe any belongings that were damaged by things like leaks.

3. Reach out to your insurance company

Contact your insurer as soon as possible to inform it about the damage and that you plan to file a claim. This is also a good time to verify any details you should provide. It’s also worth reviewing your policy documents to see if it has any helpful information. Speak with your agent if there’s something in your policy that you don’t understand.

4. Get an estimate

An insurance adjuster will inspect the damage and come up with an estimate of how much repairs will cost.

You should also consider getting an independent repair estimate by contacting a contractor and asking them to review the roof damage for a quote. You can work with the insurance company to figure out how much it will cover and what your financial responsibility will be. If you have difficulty working with your insurer or it isn’t willing to cover a large amount, you could consider working with a public adjuster.

5. File the required paperwork

Fill out any documents required to complete your claim. After your insurer reviews everything and approves the claim, it will issue your claim payout. Keep in mind that a deductible would apply.

While you can receive coverage for roof damage from covered perils, it’s a good idea to try to prevent roof damage from happening in the first place. Consider these tips.

• Get your roof checked regularly. Hire a professional to inspect your roof and recommend repairs on a regular basis, such as annually or every other year. They can let you know if the roof needs repairs or replacement before a catastrophe.
• Perform maintenance. The best roof for insurance is usually one that is well-maintained. Based on the results of the roof inspection, take necessary action, which could include replacing broken shingles or any other needed maintenance.
• Clean your gutters. When leaves and debris clog a gutter, water may collect on your roof and cause a ceiling leak. Clogged gutters also become heavy and may eventually rip part of the roof off if they fall. Clearing your gutters periodically helps prevent related damage.
• Remove or prune nearby trees. During a storm, a falling tree branch can cause significant damage to your roof. Prune or remove any tree limbs that could lead to future issues.
• Hire professionals. Roof maintenance is difficult and dangerous. Unless you’re experienced, hire a professional to complete repairs. Low-quality DIY work could put your roof at additional risk and lead to excess damage or denied claims.
• Document everything. Despite your best efforts, your roof may still suffer some damage. If you take regular photos of your roof and show that it was in good condition prior to something like a storm, it can help with potential future claims.

Frequently asked questions