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Key Takeaways
- Home insurance will likely cover roof leaks and other roof damage caused by sudden, unpreventable hazards like a fire or a hailstorm.
- Your policy won’t cover negligence or normal wear and tear, so it’s important to do routine upkeep on your roof and replace it when it gets too old.
- Your roof coverage may be affected by the age, materials, and shape of your roof. The more vulnerable it is to damage, the more expensive your premium may be.
Standard homeowners insurance policies provide some financial protection if your roof is suddenly damaged by a covered peril you couldn’t have prevented, such as a fire or a tree falling on your house during a storm. However, not all types of roof damage are included in home insurance coverage.
“Whether a claim is covered often depends on the cause of the damage, the age and condition of your roof, and your policy’s deductible and limits,” says Diane Delaney, executive director of the nonprofit Private Risk Management Association, which educates insurance agents and brokers. “Normal wear and tear is not covered. That means if your shingles are simply worn out or your roof is aging naturally, repairs or replacements would generally be your responsibility.”
Covered Perils
Hazards like storms can result in roof leaks, missing or damaged shingles, structural damage or collapse, and other issues with your roof. Here are some causes of roof damage that your home insurance policy will likely cover:
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Your home insurance provider may offer a discount on your premium if you get a new roof or upgrade your roof with certain impact-resistant materials that can reduce your risk of damage. Ask your insurer what roofing discounts may be available to you.
Home insurance does not cover all scenarios. Roof damage may not be included in your coverage if it’s caused by the following issues:
- Normal wear and tear: If shingles and other roofing materials break down naturally over time due to age, the resulting damage won’t be covered.
- Negligence: It’s up to you to ensure the proper upkeep of your roof. Home insurance won’t cover damage caused by your neglect and lack of maintenance.
- Pest infestations: Infestations of rodents, termites, and other pests are usually categorized as negligence, since they’re considered preventable with regular inspections and maintenance.
- Floods and earthquakes: Some perils aren’t covered by home insurance at all, regardless of what damage they cause. Flooding and earthquakes are typically excluded from coverage entirely unless you pay extra for an endorsement or separate policy.
One of the main coverages in your homeowners insurance policy is dwelling insurance, which protects the physical structure of your house, including your roof. Another part of your policy is other structures coverage, which can protect a detached garage or shed from roof damage as well. However, there are a few key factors that may affect how your home insurance coverage applies to your roof.
Replacement Cost vs. Actual Cash Value
Depending on your policy, you will have coverage for either the replacement cost value (RCV) or the actual cash value (ACV) of your roof. With actual cash value coverage, your insurer deducts for depreciation before compensating you for a damaged roof. If your roof is particularly old, it will be worth much less than its original cost after accounting for depreciation, so your claim payout will not fully cover the cost of replacing it.
By contrast, replacement cost coverage doesn’t subtract for depreciation. With this coverage, you will be fully reimbursed to repair or replace your roof with materials of the same type and quality. However, RCV coverage may come with a more expensive premium.
Why Roof Age Matters for Home Insurance
The age and condition of your roof may determine what coverage your roof is eligible for – if any at all. If your roof exceeds a certain age, such as 20 years, then your home insurance company may deny you coverage, require a roof inspection before allowing you to buy a policy, or only offer ACV coverage for your roof.
Other Factors That Affect Your Roof Coverage
Age is not the only factor that home insurance companies take into account when determining whether to offer coverage or how much your premium will cost. Roof coverage is also affected by your roof’s material and shape, as certain types of roofing may be more vulnerable to damage.
You may have to pay a more expensive rate or be refused coverage if your roof is made out of a material that is not particularly durable or fire-resistant, such as wood. By comparison, metal is generally considered more reliable.
Insurers will likely also evaluate the roof shape: Some shapes have a shorter lifespan, are less effective at water drainage or wind resistance, or have a more complex structure that could make repairs expensive.
Separate Wind and Hail Coverage
If you live in an area prone to wind- or hailstorms, you may have a separate deductible for roof damage caused by those perils. Wind and hail deductibles tend to be a percentage of your dwelling coverage limit rather than a fixed amount, so they’re often more expensive. Check whether you have a separate deductible for wind and hail, named storms, or hurricanes.
If your roof has been damaged, you can file a claim with your home insurance company to get compensated for the repair or replacement cost. But first consider whether filing a claim is worth it. Keep in mind that if you have a claim on your record, your home insurance company may see you as a higher-risk customer and charge you a more expensive rate in the future.
In the case of severe damage, filing a claim is likely a good idea if it was caused by a peril included in your coverage. You’ll only need to pay your deductible, and your home insurance provider will pay for the rest once your claim is approved. Refer to our guide on how to file a home insurance claim for more information on the claims process.
Though homeowners insurance can help you deal with sudden, unpreventable damage, you should do what you can to reduce the likelihood of roof damage. The most significant – and expensive – step you can take is upgrading your roof, particularly if it’s nearing the end of its lifespan. Consider a sealed roof deck, reinforced framing, modified overhangs, and impact-resistant materials.
“There’s no such thing as a ‘hail-proof’ roof, but certain materials like synthetic slate, asphalt, [and] coated metal can stand up better to storms,” Delaney says. “‘Class 4’ shingles are the highest-rated for impact resistance.”
Remember, insurance won’t cover damage caused by your own neglect. Regular maintenance is the best way to protect your claim eligibility. You may be able to prevent some damage with regular maintenance, including:
Routine Inspections
Regularly inspecting your roof can help you catch small issues before they need major repairs. Check your skylights and vents too. “As these age, the materials can become brittle, which increases the chance of leaks or cracks when severe weather hits,” Delaney says.
Trimmed Trees
Trees growing close to your roof can cause serious damage, such as by wearing down your shingles over time or falling during a storm. You should routinely trim back overhanging tree branches, remove dead or decaying parts of the trees, and clear any fallen debris from your roof.
Clear Gutters
Your house’s gutters play a key role in channeling rainwater away from your roof. If you don’t regularly clean the gutters, the buildup of debris like twigs and leaves may cause water to pool and damage your roof. This upkeep can help ensure proper drainage and avoid water damage.
Homeowners insurance providers may require a professional roof inspection to assess the risk level of your home. This may be required after you buy a home insurance policy, before your policy renews, or after a severe weather event. Your insurer can either send someone to physically inspect the roof or use drones to gauge its condition and estimated lifespan.
A roof inspection will typically evaluate your shingles, flashing, gutters, caulking, nearby trees, and other potential issues. If your roof is deemed a high risk, you may have to pay a higher premium. In some cases, if your roof fails the inspection, your insurer may limit your coverage or even cancel your policy.
If a sudden, unpreventable peril causes a leak in your roof, homeowners insurance will likely pay for it. However, take any necessary steps to mitigate further damage, such as putting a tarp over holes in the roof as soon as it’s safe to do so. Even if the roof leak was caused by a covered peril, home insurance may not compensate you for resulting water damage if you didn’t do anything to prevent it.
Yes, a home insurance provider can deny you coverage or refuse to renew your current policy if your roof is determined to be too risky. This is particularly a concern if your roof is old, has existing damage, is poorly maintained, or was improperly installed. If you get denied coverage, try to find out why you were denied and whether you can easily fix the issue, in case other insurers reject you for the same reason.
Yes, your home insurance company can require you to repair or replace your roof as a condition of having a policy with that company. You can choose not to comply and instead find a different insurer, but if there are serious issues with your roof, you may have a difficult time finding a provider willing to cover it.
Filing any type of claim may cause your home insurance rate to increase, but that’s not always the case. It depends on the type of claim you’re filing, among other factors. If it’s your first time filing a claim or the damage is minor, your premium may not necessarily be affected.
It depends on your specific circumstances, including the type of roof you have, the climate you live in, and how well you maintain it. Typically, a roof can last at least 20 years, at which point your insurer may reduce your coverage or charge you a higher rate for having an old roof, but that doesn’t necessarily mean your roof has to be replaced immediately. If your roof is made out of very durable materials and is well maintained, it could last as long as 50 years. However, if your roof is relatively weak or you live in a disaster-prone area, you may need to replace it sooner.
