Roof leaks can be a major headache. Fortunately, home insurance can help you pay for repairs or replacements under certain circumstances, specifically if the roof damage is sudden and accidental. In some cases, your homeowners insurance policy may also cover personal items that get damaged because of the leak, though exclusions may apply.
However, not all leaks are covered. Understanding your policy and when it will and won’t cover roof leaks can help you decide when to file a claim and when you will need to pay for repairs out of pocket.
When does homeowners insurance cover roof leaks
A standard homeowners insurance policy covers roof leaks that are caused by a covered peril, and happen suddenly and accidentally. For instance, a roof leak may be covered under the following circumstances:
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A windstorm causes shingles to blow away
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A tree or other object falls on your home and damages your roof
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Hail damages your roof
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A fire damages a portion of the roof, and water leaks in
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The weight of snow or ice after a blizzard damages your roof
The dwelling insurance (Coverage A) portion of your insurance policy covers the cost to repair or replace a leaking roof if a covered peril caused it. Your insurer will only cover costs up to your policy’s limit, minus your deductible. Your personal property insurance (Coverage C) may also cover personal items that get damaged as a result of the roof leak.
When are roof leaks not covered by home insurance?
Roof leaks are normally not covered by homeowners insurance when the cause is not sudden and accidental. That means the following leaks are generally excluded from coverage, or coverage may be limited:
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Gradual leaks that form over time
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Leak caused by aging, rot, wear, and tear
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Leaks caused by animals or pests
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Lack of maintenance (like clogged gutters)
How are roof leak claims paid?
If you have a roof leak, you can file a claim with your homeowners insurance company to get reimbursed for the repairs, less your deductible. The exact process for paying out roof leak claims depends on the insurer, state, and policy, and the claim payout you receive depends on the type of coverage you have:
Actual cash value vs. replacement cost value
Roof claims fall under the dwelling coverage portion of your home insurance policy. There are two types of coverage for dwelling claims: actual cash value (ACV) and replacement cost value (RCV).
If you have an ACV policy, you’ll be reimbursed for the cost of repairing your roof based on its depreciated value. With an RCV policy, you’ll get reimbursed for the full cost of fixing the roof using similar materials and labor at today’s costs.
Home insurance policies with ACV coverage have lower premiums and lower claim payouts. If you choose RCV roof coverage, you’ll pay a higher premium, but you’ll receive more money to repair or replace your roof if there's a covered leak.
Learn more: Replacement cost vs. actual cash value
Roof surfacing payment schedule
If your house has a very old roof, you could pay a much higher home insurance premium or even struggle to get insured. In some cases, the solution is a roof surfacing payment schedule.
A roof surfacing payment schedule enables you to get more affordable home insurance with an older roof. This endorsement generally only covers the roof’s surface against wind and hail damage, and claim payouts are based on the age of your roof when you file a claim.
A roof surfacing payment schedule endorsement can be a good solution if your roof is more than 10 years old or if you’ve been denied home insurance coverage because of an aging roof.
Policy endorsements
Your claims payout also depends on any other endorsements you’ve added to your home insurance policy. Two common endorsements include:
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Guaranteed replacement cost coverage. With this endorsement, your insurance company will pay to repair your leaking roof with similar materials, even if the cost exceeds your dwelling insurance policy limit.
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Extended replacement cost coverage. This endorsement increases your dwelling coverage limits by a specific percentage, such as 25% of the dwelling coverage limit.
How to avoid roof leak claims
Roof leaks aren’t always preventable, but there are some things you can do to reduce the likelihood of a leak forming. Here are some tips for avoiding roof leak claims:
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Inspect the roof annually. Once a year, it’s a good idea to hire a professional to inspect your roof. A roof inspector will look for damaged shingles, signs of wear, and other issues that could cause a leak.
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Fix minor damage early. If a roof inspector finds problems with your roof or if you can see damage from the ground, you should fix the damage promptly. Making minor roof repairs before they become a bigger problem is the best way to prevent a claim.
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Clean gutters regularly. Gutters that get clogged with leaves, twigs, and other debris can prevent water from draining away from your roof, leading to leaks. Make it a habit to clean your gutters regularly, especially if a rainstorm is in the forecast.
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Trim overhanging trees. If trees in your yard overhang your roof, make sure to trim them regularly. Overhanging trees can fall onto your roof in wind and rain storms and cause significant damage.
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Ventilate your attic. Warm, humid air that gets trapped in an attic can weaken your roofing materials and increase the likelihood of leaks. Installing a vent in your attic space can release warm air and protect against leaks and other types of damage.
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Understand what your insurance policy covers. Understanding your home insurance policy won’t help you avoid roof leaks, but it’s important to know what perils are covered (and which ones aren’t). If you need help reading your policy documents, you can ask an insurance agent to walk you through them and answer any questions.