Does Homeowners Insurance Cover Roof Damage?

In this guide

Homeowners insurance usually covers roof damage caused by a sudden, covered event, such as a windstorm, hail, fire or a falling tree. It generally does not cover a roof that is simply old, worn out or neglected. Even when damage is covered, the amount you receive depends on your roof's age, how your policy values the loss, and which deductible applies.

When roof damage is usually covered

Your roof is part of your dwelling, so it falls under Coverage A of a standard policy. (If the labels are new to you, see our guide to what homeowners insurance covers.) On the common HO-3 form, the house is protected against all causes of loss unless the policy excludes them. That is why the question is often about exclusions rather than a list of covered events.

Roof damage is commonly covered when it comes from events like these:

• Wind: missing, lifted or torn shingles.
• Hail: cracked, bruised or punctured roofing materials.
• Fire and lightning: burned decking, shingles or framing.
• Falling objects: a tree or large limb crashing onto the roof.
• Weight of ice, snow or sleet: in many policies, though the details vary.
• Water damage inside the house that follows a covered roof opening: if wind rips off shingles and rain gets in, the interior damage is often treated as part of the same claim.

When it usually is not covered

Homeowners insurance is designed for sudden and accidental losses. It is not a maintenance plan, so these situations are commonly excluded:

• Wear and tear and age: granules wearing off, curling shingles, brittle materials.
• Rot, rust and deterioration that built up over time.
• Neglect: clogged gutters, ignored leaks or missing repairs that let damage grow.
• Faulty workmanship or defective materials: the cost to fix the original installation problem is typically not covered, even if resulting damage may be reviewed separately.
• Earth movement and flood: these need separate policies. Our flood insurance guide covers the flood side.

Insurers also commonly look at the roof's condition at the time of a claim. If an adjuster finds that damage was caused by long-term deterioration rather than a recent storm, the claim may be denied or only partly paid.

How roof age changes your payout

Two policies can cover the same hailstorm and pay very different amounts. The main reason is how the policy values the roof. As the NAIC explains, replacement cost pays to repair or replace damaged property with like kind and quality, while actual cash value subtracts depreciation for age and wear. Our article on replacement cost vs. actual cash value goes deeper.

The Texas Department of Insurance gives a simple example. If a roof would cost $10,000 to replace and the deductible is $4,000, a replacement cost policy would pay $6,000. On an actual cash value basis, a 10-year-old roof valued at $7,000 would bring $3,000, and a 20-year-old roof valued at $4,000 would pay nothing after the deductible.

Roof payment schedules and cosmetic damage exclusions are endorsements that insurers developed in response to heavy hail and wind losses. They are not on every policy and are not allowed or used the same way in every state, so check yours.

Deductibles that apply to roofs

Your roof claim will be reduced by a deductible. Many homeowners policies have one "all other perils" deductible, a flat dollar amount, but some have a separate wind or hail deductible. In some states these are a percentage of your dwelling limit. For example, a 1% deductible on a home with a $300,000 dwelling limit would be $3,000, and a 2% deductible would be $6,000. These figures are simple illustrations, not typical quotes.

If you live in a hurricane-prone state, a separate hurricane deductible may apply when a named storm hits. Our article on hurricane and windstorm deductibles explains how those work, and the guide to home insurance deductibles covers the basics.

What to do after roof damage

1. Stay safe. Do not climb onto a damaged roof. Look from the ground or use a zoomed photo.
2. Prevent further damage. Cover exposed areas with a tarp or have a contractor do a temporary repair. Most policies require reasonable steps to protect the property, and many reimburse those costs for a covered loss.
3. Document everything. Take dated photos and video of the damage, the storm debris and your repairs. Keep receipts.
4. Report the claim promptly. Policies have notice requirements, and some states set deadlines for filing.
5. Get your own estimate. A written estimate from a licensed contractor gives you something to compare with the adjuster's numbers.
6. Read before you sign. Be careful with contractors who ask you to sign over your claim rights or offer to "cover your deductible." Rules on this vary by state, and some states prohibit contractors from waiving deductibles.

Our guide on how to file a home insurance claim walks through the full process.

Check your roof coverage before storm season

A few questions to ask your insurer or agent, or to answer from your policy documents:

• Is my roof covered at replacement cost or actual cash value?
• Do I have a roof payment schedule or an age-based endorsement?
• Is there a cosmetic damage exclusion for hail?
• What are my wind and hail deductibles, in dollars?
• Do any age or condition requirements apply to the roof?

If you are shopping for coverage, you may find that policies treat older roofs differently, and some insurers decline or limit coverage for roofs past a certain age. Comparing quotes from several insurers can help you see how those terms differ. Your state insurance department can also explain your rights if a roof claim is denied.

Frequently asked questions

Does homeowners insurance pay to replace an old roof?

Not just because it is old. Age-related wear is generally excluded. If a covered event such as hail or wind damages an older roof, the policy may still pay, but possibly less if it values the roof at actual cash value or uses a payment schedule.

Is hail damage to a roof covered?

It often is, unless your policy has a cosmetic damage exclusion or a roof-specific limitation. Some policies also apply a separate hail deductible. Check your declarations page and endorsements.

Will my insurer cancel my policy if I file a roof claim?

Rules vary by state and insurer. Claims can influence renewal and pricing, and some insurers may require roof repairs or replacement as a condition of staying with them. Your state insurance department can explain what protections apply where you live.

Does insurance cover leaks from a worn-out roof?

Usually not. Leaks caused by long-term deterioration are generally treated as a maintenance issue. A leak that follows storm damage may be treated differently, which is why documentation and timing matter.

Can I get a roof inspected for insurance before a storm?

Yes. A dated inspection report and photos of your roof's condition can be useful records if you later need to show what changed after a storm. Some insurers also inspect roofs themselves when you apply or renew.

Sources

• NAIC – What's the difference between actual cash value coverage and replacement cost coverage?
• Texas Department of Insurance – Home insurance policies: Replacement cost or actual cash value?
• NAIC – Homeowners Insurance
• Insurance Information Institute – What is covered by standard homeowners insurance?
• Adjusters International – Cosmetic Damage Exclusion Stirs Controversy