Does home insurance cover roof repair and replacement?

Homeowners insurance will help you pay for roof repairs and replacements, but only if the damage is caused by an issue covered by your policy. For example, if a house fire destroys your roof or a blizzard causes it to collapse, your insurance may help cover the cost to replace it.

Conversely, your insurer likely won't cover damage from wear and tear or a pest infestation. Further, coverage for older roofs, such as those that are 20 years or older, may also be limited. 

Here’s what you need to know about how and when your homeowners insurance policy may cover the cost to repair or replace your roof. 

When does home insurance cover roof repairs or replacement? 

Home insurance will help cover the cost of repairing and replacing your roof if a peril covered by your policy damages it. Though policies differ, here are some commonly covered perils that can cause roof damage:

• Falling objects (like a tree)

• Fire

• Hail

• Lightning

• Smoke

• Weight of snow or ice

• Wind

When doesn’t home insurance cover roof replacement or repairs?

Home insurance only covers sudden, accidental damage. Here are common instances, or exclusions, that aren’t covered by home insurance:

• Flooding

• Earthquakes

• Most long-term leaks

• General wear and tear 

• Pest infestations

• Policy-specific wind and hail exclusions (typically in hurricane and tornado-prone states)

In some cases, your coverage may also be limited by the age of your roof. If you have an older roof, always verify coverage details. In some cases, your roof may have lower coverage limits or be subject to a roof surface payment schedule. 

What factors affect a roof damage claim?

Many factors affect how your roof is covered. Some of the most common factors homeowners insurance companies consider include: 

Age of the roof

If your roof is older — usually 15 to 20 years or more — your coverage may be limited. For example, if you have an older roof and a policy that includes actual cash value (more on this below), your claim check will reflect the depreciated value of the roof. In some cases, the depreciated value of the roof may be significantly lower than the cost of repairing or replacing your roof. 

Condition of the roof 

Most insurers only cover roof repairs or replacements if an unexpected or sudden event, such as a storm, a falling tree, or fire, caused the damage. As such, if your roof only shows signs of neglect and no damage caused by a covered event, your insurer likely won’t approve the claim. Similarly, issues resulting from wear and tear are excluded from coverage.  

Extent of damage

When you file a roof damage claim, your insurance company assesses the damage and decides to approve or deny your claim. If the claim is approved, the insurance company will determine whether to repair or replace the roof based on the extent of the damage. 

For example, suppose a fire only damages a small section of your roof. In that case, the insurer may indicate that it can be repaired instead of replaced. However, if the damage is widespread, it may indicate that the roof needs to be replaced.  

Local building codes can also impact your roof repairs. For instance, if you have an older home, you may need to make updates to meet local building code requirements. 

If that’s the case, you’ll have to pay those additional costs out of pocket unless your policy includes ordinance or law coverage, which helps cover the cost of bringing your home up to current building code standards after a covered loss. 

Type of coverage

The claim payout for roof damage will depend on the type of coverage you have and how your insurer determines the claim value. Commonly, your insurer will issue payment based on one of the following:

• Actual cash value (ACV). Claim payouts are based on the depreciated value of the structure.

• Replacement cost value (RCV). The claim payout reflects the cost to repair or replace your roof based on the current cost of materials and labor, up to your policy limit. 

• Scheduled loss. Also known as a roof surface payment schedule, this type of coverage pays out a set percentage of the roof’s replacement cost value based on its age at the time of damage. 

Always ensure you understand how your insurer determines claim payouts. This will help you better prepare for a potential claim or make adjustments to your policy based on your coverage preferences.  For instance, if your insurer automatically includes actual cash value coverage, you can enhance your policy with a replacement cost value endorsement. 

Policy specifics

Even standard home insurance policies can vary by insurer, state, and even ZIP code. For instance, policies issued for homes in coastal communities may automatically exclude coverage for wind damage. 

If your policy limits coverage under certain circumstances, speak to your insurer about any available policy add-ons or endorsements, or look for a standalone policy that can expand your coverage. 

How do I file a roof repair claim? 

You file a roof claim the same way you file any property damage claim. Here are the steps to take when filing a claim. 

1. Review your policy. Make sure the damage is covered and how your insurer determines the claim value — e.g, actual cash value, replacement cost value, etc. 

2. Document the damage. As long as it’s safe to do so, take pictures or video of the damage and provide it to your insurer. 

3. Contact your insurance company to file the claim. The claim submission process can vary by insurer, but you can often submit a claim by contacting your insurer via phone or using any online or mobile tools, such as a claims portal or mobile app. 

4. Make any temporary repairs. If it’s safe to do so, try to make temporary repairs, such as placing a tarp on the affected area, to limit further damage. Ensure that you save all related receipts and provide them to your insurer. 

5. Meet with the claims specialist or adjuster. Your insurance company will send an adjuster or claims specialist to assess the damage and determine an estimated claim payout. 

6. Get repair estimates. Get a few repair estimates from licensed and certified professionals. Ask your insurer if they have a preferred list of contractors or if you can choose your own. 

7. Receive your claim payout and complete repairs. If your claim is approved, your insurer will issue payment, and you can use the funds to complete repairs. Note that in some cases, your insurer may initially issue a partial payment, with additional payments to follow. 

Tip: If roof damage prevents you from staying safely in your home, notify your insurer. Most standard home insurance policies include additional living expense or loss of use coverage that can help you pay for temporary housing, among other costs.

How to prevent roof damage claims

There are several steps you can take to keep your roof in good condition and reduce the risk of claims. 

• Schedule an annual roof inspection. A yearly inspection can help you detect minor issues, such as small holes or leaks, and repair them before your roof sustains significant damage. 

• Keep gutters clean. Clogged gutters and downspouts can lead to water damage and leaks. Always keep them free of debris to reduce the risk of damage. 

• Trim or remove trees that are close to your roof. Regularly trimming your trees can prevent clogged gutters or fallen branches. In other cases, such as a dying or damaged tree, it may be best to have the tree removed. 

• Consider installing ice and water shields if you live in an area prone to blizzards. These can prevent ice dams, which can damage or compromise your roof.